Mundijong District Structure Plan (Draft) Summary of Submissions SJ2302 – E18/6969

OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

We generally support the Mundijong Concept Plan prepared by Hames 1. WA Land Sharley and the recent rezoning of land in West Mundijong to Industrial in Noted. Compensation – 49 the MRS. We understand and accept the reasons why the freight railway Pure Steel Lane, needs to be realigned. The Shire notes your Mundijong concerns and is working with Unfortunately the greater part of my client's property is proposed as part of relevant State Government the rail realignment. That part of the property, required for rail, has remained agencies to provide further zoned Rural in the MRS. It should have either been shown as Industrial as certainty towards those per Hames Sharley's plan or preferably reserved for railways. Reservation landowners directly provides owner's with compensation rights. impacted by the freight rail Leaving my client's property and others as Rural with a proposed rail realignment. realignment, creates problems for my clients and the Shire. My client's property is almost unsaleable, at a fair price, in this situation. They have no compensation rights if they wished to sell their property. Development proposals should be the State's responsibility rather than the Shire's. As the procedure to reserve land can take many years, owners of land affected by this proposal should immediately have compensation rights. In these situations the State often declares Planning Control Areas (PCA) that last for 5 years. For example the WAPC implemented PCA 126 in the Shire this year. PCAs are implemented whilst authorities accurately define the proposed works. PCAs give owners the same rights of compensation as reservations. We understand if the WAPC do not acquire but pay compensation and the proposed works are later cancelled that the same % of market value has to be repaid on sale of the property. This rarely happens. My clients request, as a matter of urgency, that the Shire seek the WAPC to declare a PCA over all of the land which is proposed as the rail realignment. My clients do not want to be in a situation where the WAPC agree to

1 Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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purchase without a PCA in place. They want legal dispute resolutions available in case offers are unreasonable.

We have also made a public comment directly onto your on line map. (Ref: E78906)

It is noted that the District Structure Plans outlines that, 2. Department of • Where they don’t exist, Local Structure Plan’s (LSP’s) will be prepared Noted. Update part 1 of the Biodiversity, within the District Structure Plan (DSP) area and will be accompanied by DSP report to Conservation and an Environmental Assessment Report, Local Water Management The Shire has undertaken a reflect minimum Attractions Strategy‘s and Bushfire Hazard Assessments. review of the DSP requirements for • Management Plans to provide for the ongoing health and viability of documents and prepared a the preparation of bushforever areas, conservation corridors and multiple use corridors, will revised document based on LSP’s. be prepared at the DSP stage, and the existing information. It is • The design of LSP’s should demonstrate the preservation of as much considered appropriate for Review reference vegetation within the urban fabric as possible. further detailed assessment to the number of While the District Structure Plans describe the number of species of to be carried out at a Local Threatened Flora threatened flora (including Declared Rare Flora) that exist with the DSP Structure Plan level, which within the areas, they do not provide any information on the occurrences of will capture the information Mundijong DSP. Threatened Ecological Communities (TEC’s) listed under the stated. Commonwealth Environment Protection and Biodiversity Conservation Act Review Part 2 of 1999 (EPBC Act) or Conservation Category and Resource Enhancement the report to Wetlands that occur in the area, or provide any strategies or guidance for provide further their protection. The LSP Environmental Assessment Reports and reference to the Environmental Management Plans will need to address the management of existence and threatened species and communities, and conservation category and strategies/guidance resource enhancement wetlands. The DSP’s and Environmental for the protection of Management Plans should also address the management of the TEC’s and CCW’s boundary/interface between development areas and bush forever sites, within the DSP wetlands, populations of the threatened flora and occurrences of TEC’s, area. 2

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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including the provision of buffers. The Environmental Protection Authority (EPA) recommends that buffers with a minimum 50 metre width should be provided for CCW’s and REW”s that are proposed to be retained. It is recommended that detailed flora and fauna surveys consistent with Environmental Protection Authority Guidance and standards be undertaken to support the Local Structure Plans and subsequent planning proposals. It is the department expectation that the planning system will ensure that there is adequate separation for bush fire protection between future development and Bushland reserves and areas of State Forest, Bush forever sites, wetlands, and areas supporting threatened species and communities and conservation significant vegetation, and that all bush fire protection requirements are provided within the development land and do not place reliance or impositions on the management of the natural areas. The department supports having a perimeter road between residential development and POS, for reasons of public safety, protection of bushland within the POS and fire safety for residents. It is the department’s expectation that the Department of Water and Environmental Regulation and the Shire of Serpentine and Jarrahdale will ensure that the Local Water Management Strategies and Urban Water Management Plans will consider the ecological water requirements of wetlands and water dependent threatened species and communities, and will maintain the predevelopment hydrology of these sites. Mundijong District Structure Plan The Mundijong District Structure Plan (MDSP) refers to thirty five species of threatened flora occurring within the DSP area, which is the same number listed for the BDSP area. This may be an error and should be reviewed.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

The MDSP does not provide any information on the occurrences of Threatened Ecological Communities listed under the Commonwealth EPBC Act which occur with the DSP area, the presence of Conservation Category Wetlands, or provide any strategies or guidance for their protection. Occurrences of the following TEC”s are found in the DSP area, the Critically Endangered SCP 3C – Eucalyptus calophylla – Xanthorrhoea preissii woodlands and shrublands, the Critically Endangered SCP08 Herb rich shrublands in claypans, the Endangered SCP 3a Eucalyptus calophylla – Kingia australis woodlands on heavy soils, the Vulnerable SCP 3B – Eucalyptus calophylla – Eucalyptus marginata woodland on sandy clay soils of the Southern Swan Coastal Plain, and the Banksia dominated woodlands of the Swan Coastal Plain listed as Endangered under the Environmental Protection Conservation Act 1999 (EPBC Act). There are a number of conservation category wetlands mapped on the Geomorphic Wetlands (Swan Coast Plain) dataset. My primary questions and concerns are with Figure 1 (the DSP plan) and 3. Water Corporation some details in the water and wastewater servicing sections at 3.2.5 of the Lot yields have been based Change references report. on the figures contained to ‘DIA’ to avoid within Perth and Peel @3.5, confusion with the Figure 1 largely reflects a consolidation of existing TPS zonings, proposals roughly estimating that [email protected]. in the Shire’s previous draft and approved strategies, as well as the urban Mundijong Whitby will expansion and investigation areas in the recently published South Metro accommodate a population Update sections Peel SRPF. It is not clear in the repot if the Shire is now proposing to of 50,000 residents, as 3.2.5.1 and 3.2.5.2 increase dwelling/lot yields in the Mundijong DSP area compared with the opposed to the 2011 as per submission. previously approved DSP. Mundijong Whitby DSP report, which forecasted two The ‘DIA’ area in the northwest corner of Figure 1 is inconsistent with the scenarios of 30,000 and SRPF and does not form part of WC planning for water, wastewater and 40,000 residents.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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drainage. We will need further information on this proposal in order to provide more informed comments. Any proposals to rezone this land will Noted. need prior substantial reviews of WC planning to determine if and how this land can be serviced. The site is also located in the Mundijong Drainage The DIA area is an district and drainage monitoring and replanning of the arterial drainage expansion of the system will be required (by DWER) to determine if this land can be investigation area contained developed and for what purpose. in the Shire’s Rural Strategy. Further investigations are Section 3.2.5.1 Water Supply – delete references to prefunding of WC required prior to supporting headworks infrastructure. If a capital item is not on the Corporation’s and development of the site. approved 5 year capital program it cannot be prefunded by developers. Noted. Section 3.2.5.2 – I wrote most of this section but it is now a bit outdated. There has since been sewerage infrastructure and a WWPS installed to Noted. serve the Whitby development area. A new main WWPS at Scott Rd is also in the early stages of approval to construct.

We refer to the draft Mundijong District Structure Plan (MDSP), which has Planning Solutions – 4. been prepared as a local development strategy for the Mundijong precinct 1. Noted. The Shire will Update part 1 to Urban Residential (in which the subject site is located). On update the DSP report to reflect LSP to be Planning (on behalf of behalf of our client, we provide the following submissions on the MDSP: reflect the sub-precincts prepared over sub- Pipeline Pty Ltd Lots for Precinct F. precincts of 123 and 124 (32 and 1. Local structure plans (LSPs) should be prepared for the sub-precincts of precinct F, as per 34) Adonis Street and Precinct F, consistent with the adopted Implementation Strategy for the 2. The DSP is a district level the MWDSP Lot 125 (39) Cockram Mundijong-Whitby District Structure Plan (Implementation Strategy). plan and is not intended to Implementation Street, Mundijong. 2. The MDSP should reflect the future alignment and diversion of Adams reflect the outcomes of Strategy. Street as shown in the adopted LSP for Lot 50 Cockram Street and Lot 119 LSP’s. Unless specifically Sparkman Road (Precinct E2 LSP). stated within Part 1 of the MDSP, the design and A more detailed explanation follows. 5

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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outcome of any existing SITE DETAILS approved LSP’s will be The subject site comprises 4.9258ha of land located on the northwest corner upheld. of Adonis Street and Cockram Street. Refer Attachment 1 for a location plan. Discussions have been undertaken regarding the preparation of a structure plan over the subject site and the adjoining lots to the north of the subject site (south of Richardson Street). LOCAL STRUCTURE PLANS FOR SUB-PRECINCTS OF PRECINCT F The MDSP is broken down into 12 precincts. The subject site is located in ‘Precinct F’ of the MDSP. Precinct F, with the same name and same boundaries, was also identified in the Mundijong-Whitby District Structure Plan that was adopted by the Shire in August 2011. On 8 October 2012 the Council adopted the Implementation Strategy to provide guidance on the implementation of the Mundijong-Whitby District Structure Plan. In relation to Precinct F, the Implementation Strategy noted (on page 6): This precinct highlights the difficulties as previously stated in the preparation of the Local Structure Plan as a requirement for further subdivision. Given the fragmented land ownership it is considered all but impossible for the affected land owners to jointly fund the preparation of a Local Structure Plan and hence no further subdivision can occur in the precinct according to the DSP requirements. In order to resolve this issue, the Implementation Strategy proposed to break Precinct F into several subprecincts, including: • a single sub-precinct which in terms of land use is the most fragmented and incorporates 6

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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the ‘activity centre ‘and immediate surrounds, for which the Shire would prepare a LSP; and • for the remainder of the sub-precincts, landowners would have the option to fund the preparation of a LSP for the sub-precinct. The subject site is located in sub-precinct F6. Refer Attachment 1 for a copy of the Precinct F subprecinct plan from the implementation Strategy. After meeting with Shire officers on 13 December 2017, and at the recommendation of the officers, Planning Solutions commenced work on the preparation of a LSP for the whole of Precinct F6. The MDSP will ultimately replace the Mundijong-Whitby District Structure Plan. For most of the precincts, the MDSP provides that a LSP is to be prepared for “all or a portion of” the precinct. For Precinct F, however, it states: A LSP shall be prepared for the entire precinct. This directly contradicts the recommendations of the Council-adopted Implementation Strategy. There is no cogent reason to depart from the recommendations of the Implementation Strategy, which provided a practical and reasonable approach to planning for Precinct F. Further, there is no rationale for allowing LSPs to be prepared for part of other precincts of the MDSP but not for Precinct F.

The requirement for a LSP to be prepared for the whole of Precinct F is objected to in the strongest of terms. We submit the MDSP should be modified to allow LSPs to be prepared for part of Precinct F, consistent with the recommendations of the Council-adopted Implementation Strategy. ALIGNMENT OF ADAMS STREET 7

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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The MDSP depicts Adams Street as a district distributor road, extending southwards along its current alignment to intersect with Mundijong Road near Adonis Street. This alignment is inconsistent with the Precinct E2 LSP, which shows Adams Street being diverted to the west near Cockram Street, and ultimately intersecting with Mundijong Road further to the west. A copy of the Precinct E2 LSP Map is included at Attachment 2. The Precinct E2 LSP provides a high level of certainty on the alignment of neighbourhood connector roads. As a higher order plan, the MDSP should reflect the road alignments shown on the Precinct E2 LSP. Planning Solutions has commenced work on a structure plan for Precinct F6, which includes the subject site. This work reflects the Adams Street realignment, and proposed the closure and acquisition of the redundant portion of road reserve, and its incorporation into the design and layout for the Precinct F6 LSP. Altering the movement network after the approval of LSPs raises considerable uncertainty, and jeopardises the overall layout of the LSPs for Precincts E2 and F6. Modifying the movement network via the MDSP is not supported. We submit the MDSP should reflect the diversion and alignment of Adams Street as depicted on the endorsed LSP for Precinct E2. CONCLUSION We trust the comments will be taken into account by the Shire in its consideration of this proposal. We respectfully request that we are invited to address any committee or Council meeting at which this matter is considered. 8

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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After viewing the Mundijong concept plan at one of the public workshops it Helen Gavin 5. came to my attention of the proposed extension of the Tonkin hwy and re- 1. Currently, Tonkin alignment of goods rail line west of Mundijong moving south of Mundijong Highway has been rd. into Mardella. planned to connect to South Western Highway, 1. Tonkin hwy, after research from the local state politician, town south of Mundijong planning and S/j shire planning there has been land set aside for the Road, as per the plans extension of the Tonkin hwy for many years, from Mundijong rd to provided and reflected in South West Hwy and then to Albany Hwy . I was led to believe this the Mundijong DSP map. was to take heavy traffic off Albany Hwy and South West Hwy

through Bedfordale, Armadale and Kelmscott. I recently became 2. The land that backs on to aware that this is not the case and someone drew another line on a the lots, north of Lampiter piece of paper. Why would we run another major Hwy parallel to one Drive, was set aside for just finished in the John Forrest hwy, this does nothing for traffic in the future Mundijong the south east corridor. Maps I have show the reserve along lamp Road Bypass Road iter drive Mardella for the Tonkin hwy and the freight rail re-alignment which connects through as attached. the south Western 2. Freight line re-alignment ,land was set aside when the Mardella sub Highway from Tonkin division betw en Randall rd and Mundijong rd was done and followed Highway. There is no lampiter drive and Tonkin hwy reserve ,I am led to believe the rear reservation for the freight of these properties have a caveat on them for this purpose rail. information supplied by the shire. This sub-division is only five years old and I cannot see how the S/J shire The Local Development can possibly look to plan ahead to the year 2050 I think there is possibly a Strategy seeks to bring all vendetta against certain land owners or previous land owners in the area relevant documents and and a number of new land owners [not in my backyard mentality] who have plans together into one been vocal to move the Tonkin hwy and freight rail when they all knew where reference to ensure these were planned and we all know who these people are. consistency with information

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Why would people want to live and invest in this shire when council plays the information that is games and does not look after small rate payers I and my wife attended two presented to the community. concept plan meetings the second on a Friday night, we were there for one and half hours and know one else turned up, reflects what people think about shire planning. I have no problems with progress and it will happen, but when people invest in good faith they should not be screwed over have four different plans attached and the shire probably has more is it possible remembering the shire says it is doing a structure plan to 2050 to narrow it down to one instead of having each way bets .All land holders in this area need to be informed

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Ordinary Council Meeting 17 December 2018

OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Ordinary Council Meeting 17 December 2018

OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Ordinary Council Meeting 17 December 2018

OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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We act of behalf of QUBE in lodging this submission on the above Draft Roberts Day on behalf 6. District Structure Plan and provide the following comments for your Noted. Based on the recent of QUBE consideration. QUBE are responsible for two landholdings within the 2016 Census data, the Shire Mundijong townsite being; Lot 492 Galvin Road and Lot 499 Mundijong has a higher comparison of Road. couples with children than • Population Estimates - the population estimates need to be the greater Perth region, reviewed based upon the WAPC position on average household which gives credence to the size as documented in the outer Metropolitan Perth and Peel sub- Shire’s average household regional strategy. This being: size being determined, with The average household size has decreased over the period 2007 - an average household size 2006 from 2.87 persons to 2.75 persons and by 2037 it is forecast of 2.8 persons. This is set to that the average household size will have dropped markedly to 2.27 increase over time. persons’ This decline in persons per household will have implications for Noted. No change future infrastructure planning, provision of services and facilities and proposed. DCP requirements and costings. Noted. The reference of the • Primary schools - Two primary schools are proposed in Precincts green linkages illustrated on C. Our previous discussions with the Department of Education Figure 14 reflects confirmed the need for two primary schools is questionable given connections between the size of the catchments. Given the reduction in persons per existing areas of native household raised in the Sub regional strategy the need for both vegetation as green linkages primary school sites needs to be reviewed by the Department of and not just having Education. ecological value. • Ecological (Green) Links - A green linkage is mapped (Figure 14) over approximately 60% of Lot 492 and 75% of Lot 499. In both The Shire disagrees with cases the properties have been cleared and used for grazing this statement, as the purposes with the only remnant vegetation being located adjacent preparation of a DSP is to 16

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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the natural drainage lines. The green / ecological linkages in the ensure Mundijong is report are ’designed to protect existing natural areas’ to allow for developed through orderly revegetation and the movement and growth of fauna and flora. The and proper planning. mapping and proposed action does not accord with the actual Protecting sufficient land physical condition of either property. On this basis, Figure 14 needs around hard infrastructure to be modified to correctly reflect the existing conditions on Lots 492 corridors is a normal part of and 499 and location of any remnant vegetation. planning for future • Rail Service - A passenger service to Mundijong appears to be infrastructure needs. longer term, yet planning is proposed to accommodate an Relevant government operational station. Is this realistic given the Whitby planning to the agencies will have an North. The DSP also raises the possibility of a ’Bus Rapid Transit’ opportunity to comment on operating along the rail corridor. Our experience at Ellenbrook is the proposal during the having to make provision for a possible future rail / bus service by statutory consultation the State Government can sterilise land with no end date. Further period. discussions need to occur with PTA and Department of Planning, Lands and Heritage to determine the viability of a passenger rail MUC’s will be guided by service to Mundijong during the approval period of the District urban water management Structure Plan being the next 10 years. and engineering standards. • Implementation - P93 - ’Create a continuous network of multiple It is too difficult to determine use corridors with living streams along natural drainage corridors: the development standards No detail provided on what this statement means in terms of land without further onsite required, tenure land etc for both Lot 492 and Lot 499. detailed investigations. The • P 98 - Strategic Priorities - No 8 - Park and Ride provided for actions for which this item Mundijong town centre on SW corner of Lot 492. Good strategic refers is a strategic intent. planning would locate any future park & ride facility on the western side of the rail line Noted. to aid in the activation of the town centre. We request this designation on Figure 20 be reviewed by the Shire. Noted. Noted. 17

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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• P 98 - Strategic Priorities - No 16 - Provide ageing in place / respite accommodation for both Lot 492 and Lot 499. This will be considered for both properties subject to commercial viability +demand. • P 98 - Strategic Priorities - No 7 - Investigate design options for Mundijong Rd grade separation, for both properties. Need to secure additional details / plans from the Shire to determine impact on properties –land take, sight lines, etc. We request this information be provided by the Shire. Water Water Corporation 7. Reticulated water is currently available to some of the subject area. All water Noted. Remove references main extensions, if required for the development site, must be laid within the to prefunding of existing and proposed road reserves, on the correct alignment and in The Shire is not adding in Water Corporation accordance with the Utility Providers Code of Practice. any additional urban zoned works and replace land requiring servicing, with ‘Developers When the water scheme planning was undertaken the entire subject area compared to that of the are to liaise with the was not planned to be served. A reticulated potable water supply is therefore existing and draft District service provider not immediately available to the entire area. Structure Plans. It is during the therefore considered that preparation of a To service all the areas in the subject area the water scheme planning will the servicing report from the local structure plan need to be reviewed. The Water Corporation normally schedules areas in 2011 Mundijong Whitby to determine the Statewide Planning Program for review when amendments to the DSP and draft West availability of Metropolitan Region Scheme indicate servicing for the land is required. If Mundijong DSP is still services’. the resulting planning indicates water is feasible then the development may applicable. require headworks infrastructure to be constructed. District Water Management Those future headworks may be un-planned and un-programmed and Studies have previously therefore there may be a requirement that all the costs associated with the been carried out in the delivery of the services to the land will be met by the proponent. preparation of the two DSP’s being reviewed. As this is a

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Please note that all references to prefunding of Water Corporation works district level planning study, within the report should be removed as it could be misleading. There could it is expected that further be a number of funding options available for the headworks infrastructure detailed studies will be required when development takes place. undertaken at Local Structure Planning to A servicing report should be provided to support the Structure Plan and address pre-development provide more detail regarding servicing of the new areas that could be drainage flows/discharge. developed.

Wastewater Reticulated sewerage is currently available to some of the subject area. All sewer main extensions, if required for the development site, should be laid within the existing and proposed road reserves, on the correct alignment and in accordance with the Utility Providers Code of Practice.

Some of the subject area falls outside a current planned sewerage district. If a wastewater connection is required wastewater planning will need to be undertaken. The Water Corporation normally schedules areas in the Statewide Planning Program for review when amendments to the Metropolitan Region Scheme indicate servicing for the land is required.

If the resulting planning indicates wastewater is feasible then major infrastructure will be required. The headworks infrastructure may be required to be constructed as part of the development process of this proposed development. Consideration must be made to the location of any proposed pump station. A pump station will require appropriate land to be provided for the works and the odour buffer that will surround the works. The extent of the buffer should be determined at the planning/design stage to ensure that only compatible land use is within the buffer. A route for the

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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headworks mains will also be required, up to 20 metres wide. The route should be in the form of a road reserve.

Those future headworks may be un-planned and un-programmed and therefore there may be a requirement that all the costs associated with the delivery of the services to the land will be met by the proponent.

Please note that all references to prefunding of Water Corporation works within the report should be removed as it could be misleading. There could be a number of funding options available for the headworks infrastructure required when development takes place.

A servicing report should be provided to support the Structure Plan and provide more detail regarding servicing of the new areas that could be developed.

Drainage The subject area falls within the Oaklands Drainage Catchment in the Mundijong Drainage District, a rural drainage system. The Oakland Drains traverse some of the subject area to the west of Hopkinson Road. Rural drains are not designed to give flood protection at all times and some inundation of land can be expected. The Water Corporation maintains its existing drains to ensure they are capable of clearing water from adjacent rural properties within three days of a storm event, where contours and internal drainage make this physically possible.

Future governance and maintenance of these drains will need to be determined if this area is to be urbanised. Developments within this catchment are required to contain the flows from a one in one hundred year

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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storm event on site. Discharge to the Water Corporation drains must be compensated to pre-development levels. Developers of this land should be advised to liaise with the Water Corporation at the preliminary planning stage to determine detailed planning requirements as this area could be prone to future flooding. At the time of development the developer may be required to provide calculations from a consulting engineer to demonstrate, to the satisfaction of the Water Corporation, that the runoff from the development has been restricted to pre development levels. To determine the flood level the developer should contact the Department of Water regarding the Drainage and Water Management Plan which includes the subject area.

It is recommended that a District Water Management Plan is undertaken to support this District Structure Plan.

General Comments The principle followed by the Water Corporation for the funding of subdivision or development is one of user pays. The developer is expected to provide all water and sewerage reticulation if required. A contribution for Water, Sewerage and Drainage headworks may also be required. In addition the developer may be required to fund new works or the upgrading of existing works and protection of all works. Any temporary works needed are required to be fully funded by the developer. The Water Corporation may also require land being ceded free of cost for works.

Disclaimer DoPLH 8. The following comments represent DPLH officer level advice only, are Update supporting provided without prejudice and do not represent a final position of the technical reports to WAPC. The comments provided are intended to be of assistance the Shire 21

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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of Serpentine-Jarrahdale and generally reflect WAPC policy requirements reflect updated and practise. In the context of the mapping. General Comments Mundijong DSP, district The following comments relate to all four draft District Structure Plans water management studies Update part 1 to (DSPs) that the Shire has prepared for Byford, Mundijong, Serpentine and have already been carried reflect key Jarrahdale. out as part of the draft West provisions and The WAPC Structure Plan Framework (Aug, 2015) outlines as follows: Mundijong DSP and guidance for each approved Mundijong – LSP precinct area "a district structure plan addresses ‘fatal flaws’ of a potential Whitby DSP. It is considered to address or have development area and provides for the major structural that that further detailed consideration for. elements, including major roads, open space network, studies will be carried out at Local Structure Plan or Ensure DSP maps commercial and industrial areas, and environmental Development Application reflect land use conditions." (DA) stage. zones as per [email protected] and the As such, the DPLH's assessment of the draft DSPs will be focused on Discussions have occurred draft LPS and ensuring that the above matters (at a minimum) are suitably addressed in between officers at the Shire LPS3. Where order to recommend to the WAPC that the DSPs be approved. and DPLH regarding the variations occur, preparation of a bushfire appropriate rational Whilst it is acknowledged that DSPs are typically higher level planning hazard assessment. It has to be provided in documents, it is imperative that they provide sufficient guidance and detail been considered that a report. to inform future detailed planning. It is important that the DSPs are useful report is not completely statutory tools that are readily implementable, with clear and explicit land necessary, as the Shire is use and reporting requirements. identified as a bushfire prone area, therefore subsequent BMP’s will be required as part of the preparation of LSP’s and DA’s

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Traffic modelling has been prepared to inform the DSP and DCS/DCP reports and will form part of the advertised DSP.

The current Environmental Assessment, retail needs assessment and infrastructure servicing assessments have all been utilised and outcomes reflected within the DSP maps. It should be noted that the majority of the changes that have occurred are a result of state government policy changes.

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3. Noted.

4. Noted.

5. The Shire has engaged Cardno to undertake a traffic

modelling exercise to support the road network designed in the Draft DSP’s. the outcomes of which will be reflected in the DSP report. The traffic model will determine the hierarchy of the roads.

Officers have had numerous meetings and discussions 25

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with officers of PTA and MRWA regarding the DSP review. An opportunity for MRWA and PTA to provide comment will be provided as part of formal advertising Include road process. hierarchy notations on DSP map.

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6. Noted. The DSP only reflects possible locations for a future passenger rail station(s) if the rail is extended in the future. This does not differ from the intent of the approved Mundijong-Whitby DSP.

Responses to matters relating to Byford will be included in the Summary of Submissions for the Byford DSP.

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7. Noted Update DSP to

identify areas of vegetation worthy of protecting that hasn’t already been identified for protection.

Update DSP map and s.2.3.2.5 of the report to reflect Bush Forever sites within the study area.

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Noted. It is considered necessary that relevant LSP’s should respond to the elements in s.5.1.1 of SPP28 on a more detailed and localised level, to the satisfaction of the Shire.

Noted.

Update s.3.2.6.1 of DSP Report to reflect that conservation of TEC’s are not an objective of Bush Forever and other comments received from the Department in relation to this section.

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8. Noted. Update with specific actions required at the LSP stage e.g. Level 2 Flora and Fauna Survey’s where appropriate.

Update DSP report to identify 9. Noted. Lot/dwelling targets and how each responds to and facilitate achieving 10. Noted. targets.

Update s.2.3.2 of DSP report to address each SPP in the context of the study area

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Where relevant, update Part 1 & 2 to reflect variations to approved structure 11. Noted. plan areas with justification provided.

Require statutory actions within a single implementation list in a clearly marked section of the DSP report.

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12. Noted.

13. Noted. The Shire and its Update report with consultants have met with correct referencing. each government agency individually except for DFES, as is not considered at this high level study. Submissions received from the government agencies will be considered as part of the submission process and addressed appropriately. 32

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14. The Shire confirms the following modifications as being:

- Including a railway station at the existing Mundijong Station with a possible spur line continuing alongside the freight rail reserve out to Rockingham.

- Retail floor space has not been increased or decreased in either of the centres.

- The District road network has been slightly modified to address the reduced road crossings available across the railway reservation, with the intent of reducing costs and infrastructure for grade separated crossings.

- The Shire has maintained a

concept for the sub-regional sports and recreational

facility since 2013 which is 33

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now being confirmed and reflected on the DSP map.

15. Noted. The DSP report has been updated to correctly represent the geographical location of each precinct.

16. Noted.

17. The Shire has not removed the intersection at South Western Hwy. It has been determined that the crossing is not considered to be a District level road, therefore has not been reflected in the DSP.

18. Shire Officers do not consider it appropriate to reflect the southern

extension of the Tonkin Hwy reservation, as this is Update part 1 to unlikely to occur in the next include detailed 10 years and an appropriate provisions relating alignment has not been to spatial elements investigated in detail at this identified on the point in time. 34

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DSP Map and The alignment of the freight future necessary rail realignment is reporting considered to be reflective of requirements. a more accurate alignment, following studies undertaken by Worley Parsons, authorised by Department of Include supporting Transport and further refined technical by the Shire through Worley documents on the Parsons as part of a cost alignment of the feasibility study. freight rail realignment. 19. Noted, these items will be confirmed following the outcome of the current Traffic Impact Assessment study.

20. Noted.

21. Noted.

Amend DSP to reflect the outcomes of the Traffic Impact 35

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Assessment study 22. Response to be in relation to confirmed. Norman Road and location /number / 23. the reference to Rural need for grade Enterprise zone is merely for separated the Shire to advocate for the crossings. zone in promoting land uses supporting local Include reference employment. Further to element 8 of investigations will be Liveable undertaken as part of the Neighbourhoods next review of the DSP. under section 3.2.3.2. 24. Reference to rural and rural residential land uses Amend reference are contained in objectives for the “future East for the areas beyond the Rockingham Waste Development Areas. A Water Treatment number of the references Plant” as is refer to actions, as opposed currently existing. to provisions, which seek to further develop the rural and rural residential character within the DPS area.

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I cannot see anything regarding the planned extension of Mundijong Rd to Debj2606 (SP) 9. the east of the Mundijong Industrial Park. I would like to know what plans Mundijong Road will virtually are in place for Watkins Rd when this happens? be serviced by a bypass road, which duplicates as part of the Tonkin Highway extension south of Mundijong Road to South Western Highway. Watkins Road will remain a local road, although upgraded to an urban standard when development occurs in the area. Extremely upset that the proposed freight rail realignment runs along the Bek Hackett (SP) 10. entire boundary of my newly purchased property. Surely it would be far more Noted. appropriate to run it along the Tonkin Hwy corridor that already exists. Very angry that our quiet way of life will be detrimentally impacted by this There are difficulties in decision. We have made a significant financial outlay to purchase this having the rail reservation property, and this rail realignment will have a negative impact on our run alongside the Tonkin financial situation. Appalling design. Highway reservation south of Mundijong road due to the geometry required to allow the train to function safely and efficiently. Rail deviation severely affects property. This concept plan conflicts with the Bob (SP) 11. recent MRS amendment. which shows the greater part of our property Noted. remaining Rural to facilitate the planned rail deviation. The proposed route of the railway should have a Planning Control Area placed over it by the The Shire is liaising with all WAPC. This would take the responsibility away from the Shire and give stakeholders regarding the freight rail reservation to get 37

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owners immediate State compensation rights. Otherwise we support the a commitment to realign the concept plan. Sue Downs & John Trichet freight rail. Shire Officers are currently investigating the implications and benefits of a planning control area over the site before making any formal requests to the WAPC. 14. Connect Rails to Trails walking/cycling trails into the town centre. - This Aasheehan (SP) 12. is important but needs to include bridle trails to horse properties and Noted. The trails will link the facilities. urban areas for a more 11. Continuation of cycle/pedestrian shared path network north-south and efficient pedestrian/cycle east-west. - This should include bridle trails with access to the Mundijong network. Horse Access area, linking horse properties etc. and include the expansion of Equine Rural Lifestyle properties development around this area Noted. 10 Freight rail realignment The freight rail running through the equestrian estate around dairy link road will ruin the entire estate from an equestrian Noted. point of view. Given this is being proposed after the estate has already gone in and many properties, some of which are also businesses, have made significant long term investment in the area. Mundijong Local Development Strategy Department of 13. . a. Initial discussions were held with the Shire in 2010 when advertising of Noted. Education the Mundijong Whitby District Structure Plan initially occurred. b. A number of Precincts were identified and school sites identified across the Structure Plan area. c. The Department notified the Shire that sites had been identified within the Draft District Structure Plan and that actual locations of the school sites will be confirmed as part of the Local Structure Planning. At that

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time the Department can liaise with the Shire on the final criteria required for the specified schools. d. The Department would welcome the opportunity to discuss the school planning process within the Mundijong Whitby District Structure Plan with the Shires consultants e. There is an existing primary school, Mundijong Primary School, within the Structure Plan area along with an 11.67 ha high school site owned by the Department at Lot 50 Keirnan Street, Mundijong. There is also an existing private grammar school within the structure plan area. f. The Department has progressed initial planning for primary school sites in Precincts E2, G (North) and (South). g. Discussion has also taken place on the potential to co-locate a primary school with the high school site in Precinct A.

Robertsday At its meeting on 7 May 2018, the Shire of Serpentine-Jarrahdale resolved 14. Noted. to undertake two months of informal consultation prior to formal advertising 442 Murray Street of the draft Mundijong Local Development Strategy (LDS). The Shire has relied on Perth WA 6000 This period has included an information session to landowners and their existing technical studies representatives, held at the Shire offices on 24 May, and subsequent advice prepared as part of the and feedback from officers in response to queries from stakeholders. original DSP’s with consideration for recent RobertsDay has prepared this submission on behalf of major landowners State Government changes within the Mundijong-Whitby development cell who combined own or to the Planning Framework. represent some 67 % of the Mundijong Development Area currently zoned as Urban under the Metropolitan Region Scheme, which will ultimately It will be confirmed as part of accommodate more than 10,400 dwellings of the forecast additional the LDS documents, that no dwelling yield, the future Town Centre, one other neighbourhood centre, 5 additional retail floor space of the proposed 6 primary schools and 1 of the 2 proposed high schools. has been increased as part The landowners and representatives party to this submission include of the review.

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• Gold Fusion Pty Ltd, represented by DMG Property The Shire had engaged • Peet Ltd Cardno to undertake traffic modelling studies to • Wellstrand Pty Ltd determine whether any • QUBE Pty Ltd network changes are • Mundella Pty Ltd, represented by QUBE required to the district road network, as well as • Parcel Property (ABN Group) determine the appropriate • DJ MacCormick Property Group road widths, from a district level, to inform the It is important to note that major landowners within the cell will have Development Contribution comments relating to individual landholdings, issues and features of the plan Scheme. It is considered which may be subject to separate submissions. However, across the that more detailed network landowner group there has for many years been a collaborative approach designs and planning will be to progress the strategic planning (and with it, development) of the undertaken at the LSP Mundijong-Whitby cell, recognising shared goals, aspirations and issues stage, which will likely defer common to the entire cell. from the DSP, however Landowners are committed to continuing this collaborative approach, with should maintain the intent of each other, the Shire, and other planning agencies. This submission is the DSP road network and provided in that spirit of cooperation. hierarchy. Stakeholder Engagement With regard to population Firstly, Councillors are to be recognised and thanked for providing an assumptions, refer to Shire’s informal consultation period in which deliberative discussion of the LDS can response to submissions take place. This was necessary due to the difficulty in achieving meaningful no.6 above. The Shire has engagement during the preparation of the LDS; often it has taken some taken an approach in persistence on the part of landowners to secure meetings or obtain estimating the population information regarding the LDS. forecast based on a range of

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assumptions and resources Equally, as discussed in deputations to the Council Meeting on 7 May, the available at the time. efforts of landowners to provide meaningful input in to the formulation of the LDS was curtailed by limited opportunities to engage with officers during It is argued that the drafting of the LDS, and some difficulty in obtaining clarity on important Mundijong Whitby DSP has matters relating to the LDS (both during and after meetings). planned for a passenger rail In our experience, it is vital to engage with stakeholders early in the service in Whitby. The Shire formulation of important planning documents such as the LDS, to ensure has identified a preferred issues are well understood and can therefore be tackled effectively. possible location for a train station to be located in Supporting Information for LDS Mundijong. As mentioned in Background information and technical reports should provide justification a number of meetings with and inform outcomes we see in the LDS. The absence of technical reports stakeholders, the LDS backing up the LDS is surprising and does not contribute to the transparency exercise has not intended to of the document. change the DSP’s, it has For the retail provision, which has increased, how have emerging trends and only revised them based on forecast disruptions to the retail sector – which have changed significantly recent State and Local in the last ten years – factored into retail planning and floorspace Strategic documents. projections? Without this detail, or, worse, with replication of assumptions The DCP for the Mundijong from previous retail modelling, overprovision of retail space (which would Whitby urban cell is then remain vacant) is a threat to the vitality of centres. This in turn will have considered to be the best impacts on other aspects of planning for example resultant traffic estimate based on the projections, potentially leading to over specification of infrastructure and information available at the unnecessarily increased development costs. time. The lot yields have This is one example of where the absence of technical or background been calculated based on reports makes informed commentary on the LDS difficult. Two other those yields contained within elements of the plan are similarly difficult to comment on based on approved LSP’s and with a information readily available: traffic and population projections. calculation methodology for

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lot yield estimates for non- Traffic structure planned areas. A Traffic modelling for the cell has been difficult to comprehend. A combination copy of the DCP report will of coarse modelling, shifting advice on rail crossings, substantial difficulty in be made available as part of obtaining modelling information from some agencies, and (when available) the public advertising apparent inconsistency between various agencies’ models makes detailed process of the LDS’s. At this and meaningful commentary on the proposed traffic network difficult to time the Shire will be provide, and does not instil confidence that sound planning outcomes will encouraging comments in be achieved. the form of updating figures Some of the changes to the network represented in the LDS are not and yields only. Comments surprising given the (available) modelling. However, the coarseness of the on the infrastructure model in particular appears to have reinforced the channelling of traffic into provisions will be invited as fewer and busier connections. part of the DCS amendment document. Many of these connections reach a tipping point where major streets become barriers between or within development cells, dividing communities. The movement network should have a general presumption of maximising connectivity to disperse and calm traffic, and avoid this eventuality. Population Projections

The population projections in the LDS are based on a number of underlying assumptions that need to be publicised, reviewed and tested. Additionally, there are some considerations that need to be incorporated into population projections for pragmatic reasons.

A range of occupancy rates (or household sizes) have been publicised recently, ranging at least from 2.21 persons per dwelling WAPC’s ‘Outer Metropolitan Perth and Peel Sub-Regional Strategy’ (South-East region)) to 2.95 persons per dwelling (South Metropolitan Peel Sub-regional Planning Framework). 42

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Plainly, these are based on different models and assumptions, and have

substantial implications for the cell. Almost all models and trends point to a continued long-term decline in household sizes. The density assumptions also require some scrutiny, and should be based on location-specific analysis to establish a realistic population forecast for the cell. For example, it is difficult to compare Byford and Mundijong cells directly given the former is set to enjoy a rail connection from Metronet, which will encourage and stimulate higher density living. Notwithstanding the contents of the LDS, there is no realistic prospect of the metropolitan rail service being extended to Mundijong (including any increased frequency for the Australind service), and resultant impacts on urban form and demographics should not be predicated on the assumed rail infrastructure. Finally, the likelihood of density being achieved is compromised by fragmented land ownership, for example the existing Mundijong townsite. Realistically these and other fragmented areas will in all likelihood never fully realise their potential density. Developer Contributions Related to the question of population projections is that of Developer Contributions. The process of preparation of a Developer Contributions Plan (DCP) has been lengthy, yet there is a risk of a missed opportunity in ensuring the impacts on landowners are appropriately managed. Specifically, with the basis and rationale for population projections unclear, and the items to be included in the DCP yet to be finalised (and overall DCP costs properly costed), there is a risk that the corresponding costs per lot for developers will increase. In the context of the Mundijong cell, increases in DCP costs could threaten the viability of development, leading to slower development of the cell (and with it, delayed provision of DCP items). 43

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Noting that these processes are progressing in parallel, there is a need for the Shire to ensure that the relationship between the LDS and DCP is clear, including but not limited to: • A clear connection between the final LDS and DCP documents, including the settled population projections informing demand for DCP items and infrastructure, and the DCP items being represented in the LDS where appropriate, • Common and publicly available research, technical and background information used to inform both documents, and • Agreement between documents on timing and staging Existing Local Structure Plans Finally, given the concerns outlined above and in particular the lack of clarity regarding the technical information used to inform and justify the LDS, it is important to consider the work already undertaken, advertised, assessed and approved by planning authorities in the development of local structure plans within the cell, including background and technical inputs. Landowners have invested significant time and financial resources into preparing local structure plans and obtaining local structure plan approvals which should not become secondary to a LDS which appears to lack the same level of supporting technical documentation. The technical work undertaken and scrutinised in developing the structure plans should in turn be afforded significant weight in any decision-making over the future of structure plans in the cell. It would not be appropriate to allow this to be outweighed by the LDS, which does not include technical and background reports and analysis that have been subject to the same scrutiny. The rigour of supporting technical inputs informing each document 44

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should be a major consideration when assessing a structure plan against the LDS. Plainly, these are based on different models and assumptions, and have substantial implications for the cell. Almost all models and trends point to a continued long-term decline in household sizes. The density assumptions also require some scrutiny, and should be based on location-specific analysis to establish a realistic population forecast for the cell. For example, it is difficult to compare Byford and Mundijong cells directly given the former is set to enjoy a rail connection from Metronet, which will encourage and stimulate higher density living. Notwithstanding the contents of the LDS, there is no realistic prospect of the metropolitan rail service being extended to Mundijong (including any increased frequency for the Australind service), and resultant impacts on urban form and demographics should not be predicated on the assumed rail infrastructure. Finally, the likelihood of density being achieved is compromised by fragmented land ownership, for example the existing Mundijong townsite. Realistically these and other fragmented areas will in all likelihood never fully realise their potential density. Developer Contributions Related to the question of population projections is that of Developer Contributions. The process of preparation of a Developer Contributions Plan (DCP) has been lengthy, yet there is a risk of a missed opportunity in ensuring the impacts on landowners are appropriately managed. Specifically, with the basis and rationale for population projections unclear, and the items to be included in the DCP yet to be finalised (and overall DCP costs properly costed), there is a risk that the corresponding costs per lot for developers will increase. In the context of the Mundijong cell, increases in 45

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DCP costs could threaten the viability of development, leading to slower development of the cell (and with it, delayed provision of DCP items). Noting that these processes are progressing in parallel, there is a need for the Shire to ensure that the relationship between the LDS and DCP is clear, including but not limited to: • A clear connection between the final LDS and DCP documents, including the settled population projections informing demand for DCP items and infrastructure, and the DCP items being represented in the LDS where appropriate, • Common and publicly available research, technical and background information used to inform both documents, and • Agreement between documents on timing and staging

Noted. The Shire intends on Simon Johnson CONCEPT PLAN: 15. . 167 Medullar Rd opening the crossing as part Map Number 2 Jarrahdale of the works associated with (A167300) Re-opening Evelyn St crossing can't be done until after the Freight line is developing grade separated relocated to the west of the town. crossings in a bid to open up the Mundijong Townsite and Otherwise there would be road crossing in the middle of a freight loop. Freight trains crossing in the loop would block the road. improve connectivity from east to west of the rail. Map Number 4 Noted. For an electrified This is a long, long term idea. While a passenger connection west towards passenger rail to be Rockingham should be considered, required passenger numbers would be years off. If this is considered, suitable width should be set aside within the considered, the freight rail rail corridor. Width for 2 passenger tracks plus 2 dedicated freight tracks. will have to be relocated to

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Map Number 7 the west of the Mundijong The timeframe for METRONET to be extended south of Mundijong Rd is Town Site to allow decades away. If the freight line is realigned west of town, the train necessary infrastructure to movements on that crossing reduce dramatically, mainly only for the be installed. Australind service. I can't see the value of grade separation. Grade separation is a policy Map Number 9 position of the State Tonkin Hwy extension to South West Hwy near Transit Rd. If/when this Government authorities as a occurs, maintain a rail corridor from the current Jarrahdale bauxite railway risk reduction measure. For to the realigned freight railway west of town. This would allow the branch to any new crossings to be be used in the future. considered or increases in traffic generation will result Consideration should be given to extending the Tonkin Hwy southwest towards Mandurah to give road traffic direct access from the Forrest Hwy to in grade separation being Kewdale / Welshpool. This idea has been rumoured recently. required. Map Number 11 Noted. The rail corridor still exists however has been If the bicycle network is extended, maintain the historical and environmental sensitivities of the corridors used. decommissioned for some time. When and if this rail Map Number 19 line becomes feasible, Good idea, should maintain natural linkages (green belts) between operators can enquire to developed areas. utilise the corridor. Map Number 25 Noted. This is something Intermodal hub would be a good idea. Investigate maintaining a rail that will be considered as connection from the West Mundijong intermodal hub to the existing part of the implementation Jarrahdale bauxite railway. This could capture more intermodal freight out process. at another intermodal facility near Albany Hwy / Jarrahdale Rd junction, or

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extension to the wheatbelt as a shortcut to capture grain, and save the long Noted. route to Northam and down the Avon valley. Noted.

Noted. Vitalina Motu Mundijong Concept Plan – 15. Neighbourhood centres located at key east- 16. 367 Keirnan Street west and north-south district road connections providing daily retail The Mundijong DSP reflects Mundijong WA 6123 journeys. a neighbourhood centre on Comments the corner of Adams Street and a future east-west I am very pleased to have a neighbourhood retail centre located on my property, located on the corners of Keirnan and Adams Streets Mundijong. Town Centre Distributor Please DO NOT remove this from my property as this is what I have wanted Road. This has been and fought to retain. Thank you. moved from the current District Structure Plan and is subject to further detailed planning as part of a Local Structure Plan application.

Noted. Amend the G&G Corp INFORMAL SUBMISSION ON DRAFT MUNDIJONG LOCAL 17. Mundijong Precinct Joe Gangemi DEVELOPMENT STRATEGY (DRAFT DISTRICT Officers have recommended Plan to reflect the STRUCTURE PLAN) -GANGEMI LANDHOLDINGS NORTH OF THE that the south east DIA subject land as ‘low FUTURE TONKIN HIGHWAY EXTENSION include the provision of density’. statutory requirements, Thank you for the opportunity to provide an informal submission on the Draft Mundijong Local Development Strategy. ensuring appropriate studies Include provisions are undertaken to satisfy the associated with the We act for Pino Gangemi and Panache Investments Pty Ltd, who are the Shire that the land is subject land to registered proprietors of: capable of being developed require appropriate rezoning 48

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• Lots 47 (No. 29} Watkins Road, Mundijong; for low residential application and structure planning, • Lot 12 (No. 1} Watkins Road, Mundijong; development. Refer to part 1 of the draft Mundijong Local which should • Lot 180 Shanley Road, Mundijong; Development Strategy. address, but not • Lot 11 (No. 2} Shanley Road, Mundijong; limited to, servicing In regards to the land requirements, • Lot 97 Lupino Street, Mundijong; located south of the Tonkin contribution liability • Lot 120 on Plan 226157; and Highway Extension, the towards common state and local planning infrastructure in the • Part Lot 106 on Plan 110626. framework does not provide Mundijong This submission relates to Mr Gangemi's land north of the Future Tonkin support for lots less than 1ha townsite, land Highway Extension. A separate submission will be made for his land on the outside of the urban zone. capability south side of the Tonkin Highway Extension. assessments, As the site is an investigation LWMS, The following plan shows the landholdings dissected by the Future Tonkin area in accordance with the environmental Highway Extension. Rural Strategy 2013 Review, assessment, before Council has endorsed the Shire Officers can provide support for draft Local Planning a rezoning Strategy to reflect the site as proposal. ‘Rural Smallholdings’. The Mundijong LDS seeks to align with the draft Local Planning Strategy. Further detailed assessment of the Emerge submission will take place at the

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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appropriate planning phases.

The landholdings north of the Tonkin Highway Extension (FTHE) have a combined land area of approximately 31.36 hectares. These landholdings represent a significant land area under a single ownership, located on a strategic district and regional transport route along the South Western Highway and the Future Tonkin Highway Extension. The significance of a single landownership in the context of the extension of Tonkin Highway cannot be underestimated. We understand the Shire of Serpentine Jarrahdale is one of the fastest growing community in the nation and there is a strong need for critical infrastructure to be delivered by the State and Federal Governments for the Shire of Serpentine-Jarrahdale (SSJ) community.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

The extension of the Tonkin Highway from Thomas Road, Oakford to South Western Highway, Mundijong will create an uninterrupted freight corridor from Mundijong to Bullsbrook, and easy access to the main industrial centres of Canning Vale, Kewdale and the Perth Airport complex. It will ease traffic congestion, reduce traffic volumes on the Shire's local roads and reduce travel times for all. The uninterrupted freight corridor will be the stimulus for the development of the West Mundijong Agribusiness Park, the Cardup Business Park and the West Mundijong lntermodal Hub Complex, creating many new jobs in the Shire. This provides a unique opportunity for the Shire and landowners to appropriately plan for the section of Mundijong area north of FTHE 'sandwiched' between the Mundijong-Whitby urban area to the north and the Framework Investigation Area identified in the Rural Strategy south of the Tonkin Highway Extension. Background In August 2010, we met with Mr Craig Shepherd of the Department of Planning to discuss our Mundijong landholdings, and brought to his attention an anomaly created in the omission of our land in the MRS rezoning to urban in 2006. We indicated that for an Urban rezoning boundary to follow a disused abandoned railway line was illogical and irrational. The Mundijong- Whitby Urban area should follow the MRS reservation of the future Tonkin Highway Extension boundary instead. Given the Mundijong-Whitby rezoning process was underway, our land was omitted despite its planning merit and close proximity to the gateway entry of the South Western Highway and future Tonkin Highway extension.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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The anomaly was acknowledged by Mr Brad Gleeson -SJ Shire Director Planning and senior officers of the Department of Planning. We were asked to make a submission on "Directions 2031 and Beyond" and detailed our intention for change through a separate MRS Amendment to move it to 'future urban'. And significantly, any rezoning should move straight from Rural to Urban (bypass Urban Deferred). In 2013, on the basis of this advice, we embarked on preparation and submission of an MRS Amendment to rezone our land from "Rural" to Urban", and incurred substantial costs on planning, environmental, hydrology and traffic assessments in support of the proposal. Despite effort to make good a planning anomaly, at a State planning level, the Western Australian Planning Commission had embarked on a state wide strategic planning investigation introducing a raft of state and regional planning studies driven by strategic planning that effectively placed a significant number of submitted MRS Amendment proposals on hold and unresolved. This state of flux continued for a number of years from 2013 to 2018 that led to confusion, uncertainty for many including the Gangemi family. The state planning studies/investigations responsible for significant delays include: Directions 2031 and Beyond; Draft Outer Metropolitan Perth and Peel Sub-Regional Strategy; Strategic Environmental Assessment of the Perth and Peel Regions Draft South Metropolitan Peel Sub-regional Planning Framework Perth and Peel @ 3.5 million

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Sub-regional Planning Framework At the time, neither state nor local planning authorities were willing and prepared to step outside the planning framework and considered proposals based on merits. Government agencies were focused on protecting the state-wide strategic planning studies with no end in sight. The entire WA planning system was brought down to its knee and in lock-down mode. On 14 July 2014, the Shire of Serpentine Jarrahdale Council considered our proposed MRS Amendment referred by the WAPC in the context of the state-wide planning studies. At the Council meeting, it was considered that there were a number of aspects that needed to be considered in the assessment of our land. These aspects included: • In the context of submissions being evaluated and in the absence of final resolution of the Rural Strategy Review 2013 the application is premature. • In the absence of the State Sub-regional Structure Plan and Strategic Environmental Assessment the application is premature. • Discussions with the Department of Planning have indicated that the application should not be progressed until a final resolution on the Rural Strategy Review at the very least. • There is also concern about the concept of small urban residential lots in an area of aesthetic beauty compared to larger rural lifestyle lots. This land was expressly excluded from the Mundijong District Structure Plan area as it should not be considered for urban development due to its inherent beauty. • The Shire is currently focussing on implementing the Mundijong and Byford District Structure Plans. The Shire therefore does not see the

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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amendment as being a high priority compared to the other applications that are currently being dealt with. The Shire has done the strategic planning for the Mundijong District Structure Plan and through this has ensured that there is sufficient land supply in the Shire for the Short to medium term. • Due to the flood plain of the Medulla Brook and the impact of this further thought may also have to be given to the hydrology in the area and how this will impact on the urban area if approved. The land will require extensive filling. • There are also general concerns about the provision of services to the area. On 27 October 2015, the WAPC resolved to refuse our request to initiate an amendment to the MRS to an Urban or Urban Deferred zone for Watkins and Shanley Road, Mundijong on the grounds that: 1. The proposal is inconsistent with the draft South Metropolitan Peel Sub-regional Planning Framework which identifies the subject land as an "Urban Expansion" area with an assigned Urban Staging of 'Long Term (Beyond 2031}'; and 2. The proposed amendment does not satisfy the criteria identified in the draft South Metropolitan Peel Sub-regional Planning Framework for consideration ahead of its identified timeframe.

Over the past eight years, we have been misguided by conflicting planning input from both local and state planning authorities in relation to the most appropriate planning outcome for our land. The inaction and delays resulted

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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from various state-wide strategic planning studies have not produced any desirable outcome. On 28 May 2018, we met with the recently appointed WAPC Chairman - Mr David Caddy, Acting Assistant Director General - Mr David Saunders, and Planning Director - Matt Selby to discuss an appropriate course to progress orderly and proper planning for our Mundijong property.

The Chairman welcomed the fact that the Sub-regional Planning Framework is now finalised and our land is identified for 'Urban Expansion'. This together with the adoption of the Shire's Rural Strategy Review 2013 ratified by the Department of Planning, Lands and Heritage, brings clarity and definition to our land being 'sandwiched' between the Mundijong-Whitby Urban Area and Rural Residential (identified in the Framework) south of the Tonkin Highway Extension. We put to the Chairman that we are seeking to create Special Residential lots ranging from 2000m2 to 1ha on our land. This will provide an appropriate transition of lot sizes gradually away from the existing Mundijong-Whitby urban area towards the rural residential uses to the south. The Chairman understood and appreciated the frustration we have endured over the past eight years through delays as a result of Strategic Assessment of Perth and Peel Region, Perth @3.5 million through Subregional Planning Framework and the Rural Strategy Review 2013. There is now an opportunity to address this intersection at Watkins Road and the South Western Highway by promoting larger lot sizes (i.e. 2000m2 to 1ha) transitioning into the rural residential uses south of the Tonkin Highway. Mr Caddy indicated his support in principle will require this form of lot typology and Special Residential concept being recognised and identified in the 55

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

Mundijong Local Development Strategy (Draft Mundijong District Structure Plan). DRAFT MUNDIJONG LOCAL DEVELOPMENT STRATEGY (DRAFT MUNDIJONG DISTRICT STRUCTURE PLAN) Staging One of the main concerns we have about the Mundijong Local Development Strategy (Draft Mundijong District Structure Plan (MDSP)) is that the staging of the MDSP dependent on population triggers, which determines the need for essential infrastructures. Shire of Serpentine Jarrahdale will not be able to attract residents if developers cannot develop land for people to build houses on. It works entirely the other way around, that is the land needs be developed and then one can build a community. Government at all levels should not interfere with market and be involved with controlling land supply based on population triggers and delivery of infrastructure services because the market needs to determine these factors and the market needs to be competitive in order to deliver good quality outcomes and fair value. Further markets fluctuate and in booms time in particular the last thing a government/community needs is a monopoly on lot sales. By allowing large parcels of land owned by a small pool of landowners/developers enables them to control, monopolise the release of land and housing which will only lead to higher land prices making them unaffordable, while denying other landowners / developer who are keen and ready to press on with their developments but are unable to due to the staging issue. Further infrastructure services can be pre-funded and prioritised by developers who choose to proceed rather than require that services be provided within development fronts where there is no ability or intention to develop land. Development should be allowed to occur on multiple locational front and

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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driven by developers who choose to be active in those areas. This allows developer to be creative and competitive in a fair and open market. Proposal Special Residential Concept (2000m2 to 1ha) Our proposed Special Residential 2000m2 to 1ha lots will complement the standard residential lot product to the north in Mundijong-Whitby and provides an appropriate transition to the Framework Investigation Area identified in the Rural Strategy south of the Highway. We engaged Emerge and associates to carry out two land capability assessments, one that examines the land on the north side of the FTHE while the other examines land on the south side of the FTHE. The assessment for the northern side of the FTHE supports the proposed Special Residential lots ranging from 2000m2 to 10,000m2 while the other assessment supports lots ranging from 4000m2 to 10,000m2 for land on the south side of the Tonkin Highway Extension. The assessments were carried out by Emerge and Associates in relation to: • land use assumptions/controls that may be employed at the site that could affect the potential for nutrients to discharge from the site. • an assessment of nutrient loading likely from the proposed development. • an assessment of the proposed special residential lot type against the provisions of the Government Sewerage Policy.

The land capability assessment supports the capacity and suitability of the land north of the Tonkin Highway Extension to provide Special Residential lots ranging in size from 2000m2 to 1ha. The Emerge report supports the

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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creation of 62 lots within the northern portion of our land for Special Residential. State Government Adopted Perth and Peel @ 3.5million and South Metropolitan Peel Sub-Regional Planning Framework In March 2018, the State Government adopted Perth and Peel at 3.5 million and various land use and infrastructure planning frameworks. The Government released revised plans that assist to guide development across the Perth and Peel Region.

• Plans to define the future urban footprint • Revised plans accommodate State Government's METRONET policy • Greater infill development encouraged across Perth and Peel • Plan to be reviewed in three years to reflect developing transport plans

The Perth and [email protected] frameworks aim to accommodate 3.5 million people by 2050 by creating vibrant communities within a compact and connected city; making best use of existing and proposed infrastructure; and protecting important environmental assets. The integrated land use and infrastructure planning frameworks for the South Metropolitan Peel subregions also encourage greater housing diversity and choice to meet changing community needs and limit unsustainable urban sprawl.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

Our land is dissected by the Tonkin Highway reservation with the portion of the land north of the reservation identified as 'Urban Expansion' and the portion of the land south of the reservation identified as 'Rural Residential' under the South Metropolitan Peel Sub-regional Planning Framework as indicated on the map below. The land is located at the south eastern edge of the extensive urban zoned land in the Mundijong-Whitby urban locality at the interface with the area where a transition from the urban environment to the rural lifestyle/equestrian environment occurs. This unique location gives the opportunity for our Mundijong land to provide a point of difference for lifestyle choices, social activity and a more sustainable urban transport network such as the Tonkin Highway Extension. The proposed Special Residential lots ideally transition from the more intensive urban residential development in the Mundijong Whitby urban cell to Rural Residential development south of the Tonkin Highway extension. This development approach will round off the existing urban area thus achieving a sustainable outcome, and aligning strongly with the state and local Strategies. Furthermore our land is physically capable of development for Special Residential purposes (refer to the Emerge and Associates Land Capability Assessment), is strategically located, and is least constrained by environmental considerations. The anticipated timing for commencement of development should not be construed as preventing further detailed planning from occurring in the interim. It is requested that this draft Mundijong Local Development Strategy (draft Mundijong District Structure Plan) incorporates our desire for Special Residential (2000m2 to 1ha) on the north side of the Tonkin Highway Extension and 4000m2 to 1ha lots for land on the south side of highway.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

Development Control Policy 2.5 - Special Residential Zone The WAPC' DCP 2.5 recognised the need to accommodate the various lifestyle requirements of all section of the community, the Commission is committed to the provision of a wide range of lot sizes. The Commission recognises special residential zones to allow for lots of a size which will offer a style of spacious living at densities lower than those characteristics of traditional single residential developments but higher than those found in special rural zones.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

DCP 2.5 sets out the requirement of the WAPC for the creation of special residential zones in terms of location, internal design and servicing and statutory provisions. The objectives of the Policy are: • To provide for the creation of lots between 2,000m2 and one hectare in suitable locations • To ensure that the use and development of such lots are subject to appropriate standards and controls • To protect the character and amenity of adjacent rural areas. Our land when developed as Special Residential represents an intermediate zoning between residential and rural living. And it is located adjacent to existing or planned Mundijong-Whitby residential areas and has good access to schools, community facilities and other urban services. Our land also has topographical features such as undulating and rolling hills, distinct attractions like creeks or water features, distant views are all considered characteristics suitable for Special Residential in accordance with DCP 2.5. Our land meets with the objectives of DCP 2.5. Shire of Serpentine-Jarrahdale - WAPC Endorsed Rural Strategy The Rural Strategy Review of 2013 has been updated and endorsed by the WAPC and ratified by the Department of Planning, Lands and Heritage in late 2017. The overall purpose of the Rural Strategy is to preserve and enhance the Shire's rural character and its role as an important economic contributor to the Shire and broader region. The Rural Strategy excludes existing and future urban cells or areas where future planning is currently underway. Amongst some of the excluded areas are the Mundijong-Whitby District Structure Plan Area, three large lots between Byford and Mundijong-Whitby 61

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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urban cells which are subject to future investigation and the land to the south-east of Mundijong-Whitby urban cell (Future Investigation Area). Significantly, a small area to the south-east of the Mundijong-Whitby urban cell is also subject to further investigation and this area (our land) will be considered in a consolidated form as part of the Shire' draft Mundijong Local Development Strategy. It is therefore critically important that identification of our land and recognising it as transition larger lot sizes (i.e. 2000m2 to 1ha) with gradation of lot sizes into the Framework Investigation Area south of the Tonkin Highway Extension, provides an opportunity to address a planning anomaly (on the corner of South Western Highway and Watkins Road) and achieve a balanced planning outcome. In a meeting with the newly elected WAPC Chairman recently, he indicated his support for the above and will need this form of lot typology being recognised and identified in the Shire's draft Mundijong Local Development Strategy (Draft Mundijong District Structure Plan). WAPC Endorsed Shire of Serpentine-Jarrahdale Rural Strategy

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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Draft Government Sewerage Policy The Draft Government Sewerage Policy 2016 promotes reticulated sewerage as the best disposal method for sewerage. However, the draft Mundijong District Structure Plan has been prepared taking into consideration the requirements of the draft Policy, particularly the stated exemptions to the requirement to connect to reticulated sewerage which have relevance in our context.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

Emerge and Associates have prepared two separate Land Capability Assessments in support of land located on the north and south sides of the Future Tonkin Highway Extension. The assessment of land for the northern side of the FTHE supports the proposed Special Residential lots ranging from 2000m2 to 10,000m2. The assessment has been carried out with the following considerations: • land use assumptions/controls that may be employed at the site that could affect the potential for nutrients to discharge from the site. • an assessment of nutrient loading likely from the proposed development. • an assessment of the proposed special residential lot type against the provisions of the Government Sewerage Policy. The land capability assessment supports the capacity and suitability of the land north of the Tonkin Highway Extension to provide Special Residential lots ranging in size from 2000m2 to 1ha. The Emerge report supports the creation of 62 lots within the northern portion of our land for Special Residential. A copy of Emerge' Land Capability Assessment for the north of the highway is attached for your attention. Summary and Conclusion In summary: • Our landholdings located on the corner of Watkins Road and South Western Highway represent a significant land area under a single ownership, our land is dissected by the Tonkin Highway reservation with the portion of the land north of the reservation identified as

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

'Urban Expansion' and the portion of the land south of the reservation identified as 'Rural Residential' under the Subregional Planning Framework. The portion of land north of the highway is approximately 31.36ha, located on a strategic district and regional transport route along the South Western Highway and the Future Tonkin Highway Extension. • The extension of Tonkin Highway from Thomas Road, Oakford to South Western Highway, Mundijong will create an uninterrupted freight corridor from Mundijong to Bullsbrook, will ease traffic congestion, reduce traffic volumes on the Shire's local roads and reduce travel times for all. • The finalisation of the Perth and Peel @ 3.5 million suite of strategic land use planning documents provide a framework for future growth in the Perth and Peel regions. This couples with the adoption of the Shire's Rural Strategy Review 2013 by the WAPC, ratified by the Department of Planning, Lands and Heritage, brings clarity and definition to our land on the corner of Watkins Road and the South Western Highway. • This provides a unique opportunity for the Shire and the Gangemi family to appropriately plan for the section of the Mundijong area 'sandwiched' between the Mundijong-Whitby urban area to the north and rural residential south of the Tonkin Highway Reservation. • It is our desire to propose Special Residential 2000m2 to 1ha lots on the north side of the Tonkin Highway Reservation to complement the standard residential lot product to the north in Mundijong Whitby and providing an appropriate transition to rural residential uses on the south side of the Highway.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

• The land capability assessment by Emerge and Associates support the proposed Special Residential concept on the north side of the Tonkin Highway Reservation (i.e. 2000m2 to 1ha lots) with particular focus on:

o and use assumptions/controls that can be employed at the site that could affect the potential for nutrients to discharge from the site. o an assessment of nutrient loading likely from the proposed development. o an assessment of the proposed special residential lot type against the provisions of the Government Sewerage Policy. • The WAPC Chairman supports in principle our proposal to pursue the gradation of lots sizes between the Mundijong-Whitby urban area and the rural residential south of the highway. • The Shire' draft Mundijong Local Development Strategy is now an opportunity to provide an appropriate planning response to an area that was overlooked through the planning of the Mundijong-Whitby area since 2009. • The concerns previously raised by the Shire and the WAPC (decisions of 2014 and 2015, respectively) are no longer relevant and applicable as the Sub-regional Planning Frameworks have since been finalised and the Shire's Rural Strategy endorsed by the WAPC. It is no longer premature to start the planning process for our land. • We understand that identification and classification of the land north of the Tonkin Highway Reservation as 'Special Residential' in the draft Mundijong Local Development Strategy may trigger an MRS and TPS amendments.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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• We are committed to work with the Shire to ensure an efficient and timely delivery of the appropriately zoned land to facilitate subdivision and development.

We trust the above information clarifies our position on the Shire's Draft Mundijong Local Development Strategy (Draft Mundijong District Structure Plan) and look forward to the opportunity to further discuss this matter with Shire officers. Supporting above Noted. Refer to The purpose of this letter is to demonstrate that Lots 12, 47, 106 and 120 submission 18. recommendation Watkins Road, Lots 11 Shanley Road, Part Lot 180 Shanley Road and Lot Emerge Associates Refer to comments provided above for 97 Lupino Street, Mundijong are able to manage wastewater onsite. The site in response to submission submission no.17. will be dissected by the future Tonkin Highway, which will leave no.17 above. approximately 30 ha available on the northern side of the Highway for potential development. This submission relates specifically to the northern portion of the above lots (the site). Draft Government Sewerage Policy 2016 The State Government has released a draft Government Sewerage Policy in 2016 (the Policy). While the Policy is still in draft form, it is understood that it is being considered as ‘seriously entertained’, and therefore the provisions of the policy require consideration. Section 6.2 of the Policy places the site along the eastern boundary of what is considered to be a ‘sewage sensitive area’, being land which is part of the estuary catchment on the Swan Coastal Plain (albeit at the extreme eastern boundary of the mapped sewage sensitive area). The implications of the site being within a sewage sensitive area are that the minimum recommended lot size is 1 ha. The 1 ha lot size was the recommended lots size for all sewage sensitive areas based on a number 67

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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of assumptions as to how land may be developed and used, and as to the nutrient load and output likely to occur as a result of developing the site. The purpose of this letter is to demonstrate that the intent of the Policy can be met without necessarily sterilizing the entire site to 1 ha lots. Site background The proponent has undertaken investigations into the site to determine the site’s potential to accept onsite disposal of effluent. Emerge Associates prepared a Land Capability Assessment in 2013. The Land Capability Assessment (included as Appendix A) indicates that the site was capable of disposing of treated effluent onsite, provided the limiting factors describe in Table 1 are addressed. Table 1: Summary of proposed management measures

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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The Land Capability Assessment concluded that while a foreshore reserve would be required to protect riparian vegetation and to convey runoff from upstream catchments, the remainder of the site is suitable for onsite effluent disposal, provided sufficient fill is provided to ensure that each lot/effluent treatment area is above the 1% AEP flood elevation. Assessment of nutrient outputs Nutrient output according to the Policy The policy is based on a number of assumptions which were used to determine the nutrient outputs from effluent disposal systems from semi-

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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rural and residential developments. Further assumptions are also detailed in the supporting explanatory notes for the Policy. These assumptions include the following: 1. All lots will have six residents in a five bedroom house. 2. Effluent generated from each resident will be 150 L/day. 3. Outputs from effluent treatment systems meet discharge concentrations of less than 1 mg/L of phosphorous (P) and 10 mg/L of nitrogen (N). Using the above assumptions would result in 0.9 g of P and 9 g of N per household per day. The site is approximately 30 ha and if subdivided into 1 ha lots, the resulting subdivision would have a yield of approximately 27 lots, resulting in a daily output from the site of 24.3 g of P and 243 g of N. (Summarised as: 6 residents x 150 L/day x 10 mg/L x 27 lots = 243 gN/day) Meeting the required nutrient output according to the Policy The assumptions used in the above calculations are very conservative. Consultation with the most recent population data from Australian Bureau of Statistics (ABS 2018) indicates that it is estimated that (across all households) the average number of residents is 2.6. Further, there are several accepted effluent disposal systems which achieve much lower nutrient outputs. Notwithstanding potentially higher efficiency in treatment systems, if the target output from the site is 24.3 g of P and 243 g of N per day, this can be used to determine a yield for the site which can still meet the intent of the policy.

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

Officer Submitter No Submitter Comments Officer Comment Recommendation

It is appropriate to use the largest dataset possible to estimate the likely number of residents. This is provided by the ABS (2018) data. Using ABS data to guide likely number of residents, the potential yield of the site can be determined using: 2.6 residents x 150 L/day x 10 mg/L x ? lots = 243 gN/day Based on the above, 62 lots could be developed within the site and still meet the intent of the policy (i.e. 62 lots would generate 241.8 gN/day and 24.18 gP/day). If a higher efficiency treatment system were to be mandated then the yield could potentially increase further than this, however this scenario has not been further explored as it would limit the number of effluent disposal systems available and to maintain a conservative approach to this assessment. Minimum requirements for onsite disposal Section 6.4 of the policy indicates the following minimum requirements for onsite sewage disposal: (1) All proposed lot(s) must be capable of the treatment and disposal of all sewage within a designated land application area within the property boundary of each individual green title lot or survey strata, outside of any applicable public health and environmental setbacks as follows: a) Separation from groundwater – the discharge point of the on-site sewage disposal system should be at least the following distances above the highest known groundwater level: - two metres above in public drinking water source areas; - 1.2 to 1.5 metres, depending on soil type, in sewage sensitive areas; and

Ordinary Council Meeting 17 December 2018 OCM148.1/12/18 NEW SUMMARY OF SUBMISSIONS Development Strategy – Mundijong District Structure Plan (Draft) Summary of submissions SJ2302 – E18/6969

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- 0.6 to 1.5 m in all other areas, depending on soil type and the type of treatment system used (refer to schedule 3). Depth to groundwater is estimated to be between 10-20 m according to modelling done as part of the Mundijong-Whitby District Structure Plan and 12 m according to Davidson (1995). Soils in the site are brown sand with some gravel and clay overlaying a low permeability clay layer. Depth to the clay layer observed in test pits ranged from 0.4 m to >2.1 m. As identified in the Land Capability Assessment, some measure of fill will be required to meet the separation criteria based on the clearances for a sewage sensitive site, varying between 0-0.8 m. b) Within public drinking water source areas, an on-site sewage disposal system should not be located within a wellhead protection zone or on Crown land within a reservoir protection zone. Where this will render existing lots undevelopable, a smaller setback may be considered on a case-by-case basis. Where a wellhead protection zone or reservoir protection zone has not been defined, or existing lots are within these zones, on-site sewage disposal system should not be: –– within 100 metres of any bores used for public drinking water supply; or –– within 100 metres of the high water mark of a reservoir or waterway. The site is not within a PDWSA or a WHPZ. c) An on-site sewage disposal system should not be located within 30 metres of a private bore used for household/drinking water purposes.

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There are no private bores proposed within the site for use as household drinking water supplies. The site is capable of being connected to scheme water as are surrounding lots. Further, lots are of sufficient size for effluent disposal systems to be appropriately set back from surrounding residences if this were required. d) An on-site sewage disposal system should not be located within 100 m of a waterway. The separation distance should be measured outwards from the outer edge of riparian or wetland vegetation. Setbacks between 30 m and 100 m may be considered in low risk situations such as a small (five lots or under) subdivision in consultation with the Department of Water. In the Swan Canning catchment reduced setbacks may be considered on a case- by-case basis in consultation with the Department of Parks and Wildlife. The site is at the very eastern margin of the ‘sewage sensitive area’ and is therefore considered to be a low risk site. On this basis setbacks between 30 m to 100 m can be considered. Notwithstanding this, it would be possible to minimise the number of effluent disposal areas within 100 m by adoption of a foreshore reserve, careful placement of roads along a foreshore reserve, larger lot sizes in proximity to the foreshore reserve and the specification of building envelopes within lots to be as far from the waterway as possible. e) An on-site sewage disposal system should not be located within 100 m of a significant wetland. The separation distance for wetlands should be measured outwards from the outer edge of wetland vegetation. Setbacks may also be required from other wetlands identified for protection or rehabilitation through relevant planning or environmental plans or strategies. These will be determined on a case-by-case basis. The Department of Parks and Wildlife may provide advice.

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The site is approximately 700 m from the nearest conservation category wetland. f) An on-site sewage disposal system should not be located within 100 m of a surface or subsurface drainage system that discharges directly into a downstream waterway or waterbody. Setbacks between 30 m and 100 m may be considered on a case-by case basis (for example low risk situations such as a small [five lots or under] subdivision) in consultation with the Department of Water. In the Swan Canning catchment, reduced setbacks may be considered on a case-by-case basis in consultation with the Department of Parks and Wildlife. There are no surface or subsurface drainage systems located within the site. g) An on-site sewage disposal system should not be located within any area subject to inundation and/or flooding in a 10 per cent AEP rainfall event. Fill and levees will be used to limit the 10% AEP event flood area to within the foreshore reserve area. Building envelope areas within lots will therefore not be affected by inundation from flooding. (2) Land with a highest known groundwater level that is less than 0.5 metres below the natural ground level should only be rezoned for urban development where reticulated sewerage will be provided. Permanent groundwater is at significant depth. Localised site conditions may result in occasional seasonal perching, however the site will be filled to reach the appropriate clearance from 1% AEP flood elevation and from the impermeable clay layer. (3) Land that is already zoned for urban development may be subdivided and developed in accordance with the provisions of the local planning 74

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scheme, provided that the proponent demonstrates that correctly engineered drainage solutions or fill can be used to achieve separation from groundwater required under clause 6.4 (1), subject to such works being environmentally acceptable. While the land is currently zoned as Rural, it is indicated as being subject to further investigation for development in the Shire’s Rural Strategy. This investigation and demonstration that the site is capable of being developed has been provided in the Land Capability Assessment. (4) The provision of on-site sewage disposal systems including calculation of land application area shall be in accordance with minimum site requirements contained in Schedule 3. The size of onsite sewage systems required will vary based on lot size and loading to achieve effluent disposal rates no greater than the equivalent 1 ha lot discharge rate suitable for sewage sensitive areas as detailed in the Policy. (5) Development intensification proposals (other than a single house on a single lot) that require the provision of on-site sewage disposal will be assessed on a case-by-case basis. It is envisaged that lots will developed as single houses, and will not be multi-unit dwellings. (6) All on-site sewage disposal systems proposed must be approved for use in Western Australia by the Department of Health. There are a number of approved systems (i.e. approved for use by Department of Health) that could potentially be utilised to achieve the required nutrient concentration outputs.

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(7) The type of on-site sewage disposal system used should be determined in response to the site and soil conditions, vulnerability of the receiving environment and the nature of the proposal. It is envisaged that only secondary treatment systems will be used at the site, and that the installation of these will need to comply with the provisions of their certification. The selection of system and installation method will need to consider the site-specific conditions. These have been investigated in the Land Capability Assessment at a site-wide preliminary level and this could guide the selection of systems. It is anticipated that additional lot-level investigations will need to be undertaken to support the individual installation methodology. (8) Where on-site sewage disposal is to be provided by a secondary treatment system, the Western Australian Planning Commission will require a notification on title pursuant to s. 70A of the Transfer of Land Act 1893 (as amended) advising that an on-site secondary treatment sewage disposal system and unencumbered area to which treated sewage is to be distributed are required. Notifications as per the above can be applied to titles. (9) Where the Western Australian Planning Commission determines that the absence of reticulated sewerage will affect the use and enjoyment of the land, it may require a notification on the title pursuant to s. 70A of the Transfer of Land Act 1893 (as amended) advising that no reticulated sewerage is provided and as a consequence, on-site sewage disposal will be required and the developable area of the lot is reduced. Notifications as per the above can be applied to titles. (10) Where secondary treatment systems are proposed, local government should consider its capacity to audit, inspect and enforce compliance with 76

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the Department of Health endorsed maintenance schedules and operating standards. This is a matter for the Shire of Serpentine-Jarrahdale to consider, however landowner responsibilities are clearly identified in the Explanatory Notes to the Policy, and these include: • Installation in accordance with regulations. • Ensure electric pumps are constantly switched on. • Ensure systems are serviced by licenced service agent (usually every three months). • Divert all surface water away from the system and land application area. • Avoid disposal of heavy duty bleaches, ammonia or antibacterial cleaners or excess cooking oils into system. • Ensure land application area is setback and maintained as per approval. Activities within the land application area need to be controlled so that interference with the function of the system is minimised and people avoid potential contact with effluent residues. Summary and closing Site specific investigations of the site have determined that with adoption of certain measures the site is suitable for onsite effluent disposal. The nutrient outputs from the site under the provisions of the Policy can be calculated, which provides guidance as to the intent of the Policy with regard to achieving nutrient removal from wastewater and to limiting the concentration and mass of nutrients which may be discharged from site. This submission demonstrates that the intent of the draft Government Sewerage Policy can be met, without necessarily needing to enforce a minimum lot size.

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In summary, the development of the site could comply with the intent of the Policy by limiting the lot yield to 62 lots. This has been determined using up to date population forecasts and conservative water quality treatment assumptions. The site is considered to be low risk as it is on the eastern margin of the ‘sewage sensitive area’. Installation requirements of the Policy can be met by: • Adopting a foreshore reserve • Locating roads between the foreshore reserve and lot areas, where possible • Minimising the number of smaller lots less than 100 m from the streamline • Preferentially locating larger lots closer to streamline areas, with building envelopes specified within these to achieve maximum practical separation between effluent disposal areas and the streamline. Given the above, it is concluded that the site is not only capable of manage effluent onsite, but can also comply with the intent of the Policy.

That is correct. Whilst the Update Section 3.2 Peter Webb & This is to advise that we act for DJM Mundijong Pty Ltd (DJMM), which 19. of Part 2 of the Associates (PWA) – Company has recently acquired Lots 11 to 14 Keirnan Street, Mundijong. Local Development DSP report to Consultants in Town Strategies are pending These lots form part of the urban undeveloped land proposed to be guided include principles Planning & Urban endorsement, the by the draft Local Development Strategy (LDS) for Mundijong, being situated relating to housing Design Mundijong-Whitby DSP will on the north western corner of the intersection of Keirnan Street and diversity with be the document of densities applied to reference, however due 78

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Soldiers Road and comprising a combined land area of 15.8 hectares. regard should be given to areas of high (Refer to Figure 1: Location Plan.) the draft Mundijong DSP. amenity.

It is considered that through Include in Part 2 an the preparation of any explanation relevant local structure surrounding Grade plans, that suitable rationale Separated and principles will be applied Crossings – to the appropriate Triggers, distribution of densities staging/timing, throughout the Mundijong- responsibility Whitby residential precincts. (DCP), approving authority (state or As the Mundijong DSP is a local government). district level plan, which in Subsequently turn informs the update Part 1 for Development contribution each structure plan precinct – which Scheme for the purpose of LSP precincts will undertaking estimates for need to the DCP, the DSP is not accommodate intended to reflect the grade separated detailed design of any crossings. approved and draft local Timing/closure of On behalf of DJMM, we lodge this submission as part of the informal structure plans. It is Keirnan Street advertising process being progressed by the Shire for the Local considered that the draft (what are the Development Strategy (LDS) for Mundijong, which submissions are DSP is consistent with the triggers for closing required to be submitted no later than close of business on July 16. approved Mundijong Whitby Keirnan street?) DSP, reflecting outcomes of etc.

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recent policy changes, We take this opportunity to thank the Shire for undertaking this informal advertising process to offer developers and the local community an particularly from Main Roads opportunity to identify any major concerns regarding the proposed LDS, WA in regards to their prior to the commencement of the formal advertising process. It is guidelines for railway understood that following the formal advertising and adoption of the final crossing considerations version of the LDS by the Shire Council, the associated draft Development which has impacted a Contribution Plans (DCPs) will be presented to the Council as part of a number of planned formal amendment to the Planning Scheme, for consent to advertise the crossings within the DCPs for public comment. We intend to review the LDS when it is formally Mundijong Whitby Urban advertised and the subsequent DCPs and will lodge submissions as part precinct, resulting in a of these separate future consultation processes. review of the current framework for Mundijong In the first instance, we note that DJMM’s landholdings are located within Whitby. Precinct G (2) of the draft DSP forming part of the draft LDS, being the land situated directly to the east of the lots identified for the future High Noted. School and District Oval. (Refer to Figure 2: Draft District Structure Plan Map.) The Shire has contracted a number of traffic reviews for the Mundijong Whitby Townsite, taking into consideration MRWA guidelines for railway crossing considerations. The outcome of which required grade separated crossings for any new crossing. Studies also reveal that existing crossings will

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require grade separation at particular population triggers. This is apparent given MRWA’s and PTA’s position to ensure that any existing crossing is required to be grade separated if the risk level is increased by a particular development. Given that cost of constructing any GSC will be the responsibility of developers, the DSP review has been undertaken with the intent to reduce the 2: overall cost for developers, Draft District Structure Plan Map, northern section highlighting the DJMM’s landholdings as well as achieve a suitable On reviewing the draft DSP, the lack of updated technical reporting to outcome for the community. support the modifications to the endorsed DSP presents a challenge for us At the time the traffic in being able to provide the Shire with a considered response. Technical modelling was undertaken, justification to support these fairly substantial modifications to the DSP is [email protected] was in draft, and considered critical, prior to it proceeding to the formal advertising referenced the rail process and to inform the infrastructure items proposed to be included in the DCPs. realignment as occurring post 2050. Nonetheless, the On this basis, the following comments are submitted as part of the informal Australind rail will still be advertising process for the draft LDS for Mundijong. operating through the centre 1. OPERATIVE DISTRICT STRUCTURE PLAN (DSP) of Mundijong, which will also 81

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It is understood that the current endorsed DSP (2011 require grade separation for ) for Mundijong-Whitby remains the operative structure plan for the any existing and/or future purposes of the Shire formally receiving and progressing Local Structure crossings. Discussions Plans within this locality. Further, that the endorsed DSP will remain occurring between PTA, operative until such time that it is superseded by the proposed LDS for DoT, MRWA and Shire Mundijong. In this regard, we advise the Shire that DJMM intends to submit Officers, post the traffic its LSP for Lots 11 to 14 Keirnan Street, Mundijong in the coming months, modelling review, confirmed in accordance with the endorsed DSP (and noting compliance with the that any new crossings or draft LDS). existing crossings which 2. LAND USE experience a higher level of It is noted that the residential land use applicable to DJMM’s landholdings risk due to development, will is retained in the draft LDS, in accordance with the endorsed DSP. The require a GSC. land use reference is however now identified in the draft DSP as ‘Urban Settlement’ with the resident density code range being identified on the The Shire has recently draft Precinct Plan as ‘Medium Density’. This differs from the endorsed circulated a copy of the draft DSP which identified a density code range of ‘Medium/High Density’. This DCP report, with comments modification to the DSP should be highlighted and any proposed shift in received in a joint approach to the density code requirements for this area within the DSP submission. A review is should be explained. Without that technical justification, it is difficult to form currently being undertaken a position as to the implications (if any) of this particular proposed revision. in regards to road designs In regard to the density code applicable to Precinct G2, it is recognised and cost estimates which that the main demographic in Mundijong comprises couples with and will feed into the DCP without children, which demographic typically comprise of Report. The only people seeking a more traditionally sized landholding to support the needs requirement for the Shire to of their existing and in many cases growing family needs. With this in mind, advertise the DCP is through the reference in the DSP that the Shire needs to take a ‘strong stand’ to the formal scheme ensure that land is not underdeveloped and multiple housing forms are realised must be carefully balanced with the need for the Shire to maintain 82

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a realistic focus on ensuring the needs of the main sector of the population amendment process, of seeking to reside in this area (i.e. young and growing families) are met. which the Shire will do so. 3. ROAD NETWORK AND CONNECTIONS The Precinct G LSP was There appears to be some significant modifications to the road only ‘supported’ subject to connections proposed in the revised DSP, which do not accord with the modifications and not adopted Local Structure Plan for the Whitby or the Council adopted LSP formally adopted. The Shire for Precinct G1. These modifications should be justified through updated has identified the technical reports, including but not necessarily limited to an updated Traffic neighbourhood centre to Assessment. coincide with a higher order In particular, the crossing at Bishop Road appears to be removed from the intersection/neighbourhood revised DSP. As the Keirnan Street crossing is also to be closed, all traffic roads. However this is not in this northern area of Mundijong will be funnelled to the single crossing locked in and will be subject point at the new east-west district connector road. This contradicts current to further detailed design planning practice which seeks to increase connectivity and permeability. following investigations into Keirnan Street the preparation of a local structure plan. However, the The endorsed DSP (2010) shows Keirnan Street as a District Road and Shire has engaged Cardno the existing rail crossing of Keirnan Street removed. The DSP states that the Keirnan Street crossing can be retained in the short term but that it will to undertake a traffic be required to be closed and relocated approximately half way between modelling study to support Keirnan Street and Bishop Road to establish the District Road crossing the draft DSP. In the context over the rail crossing, connecting to the District Centre of Whitby. The of the retail needs closure of the crossing (and any specific requirements for the construction assessment, there is already of the new east-west rail crossing) will presumably be triggered once the an approved technical report population reaches the exposure level threshold. which addresses the need It is recognised that Keirnan Street currently provides a strong east- for a neighbourhood centre, west connection for the Mundijong-Whitby localities, connecting from with the location marginally Taylor Road (in the west) to South West Highway (in the east). It is differing from the original 83

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currently the main east-west road access point for Whitby. Further, the location. It is considered that endorsed and revised DSP propose a future High School and District Oval an updated needs as future land uses on Keirnan Street to the immediate west of the DJMM assessment will not serve landholdings (and east of the railway). The need for the closure of this any value. established and direct east-west centralised District Road should be delayed as long as possible. The closure should only be enforced if and when updated modelling determines that it is warranted in order to provide the best possible outcome to achieving maximum connectivity and permeability for this community. The draft DSP states that the relocation of the connections across the railway line will be subject to further detailed investigations which will need to take into consideration the potential impact on the possible future extension of passenger rail. It is expected that at DSP level, the major road network should be established with some level of certainty. The current draft LDS was prepared and presented to Council without updated traffic modelling to support the proposed major road network and the rail crossing proposals identified in the revised DSP. The LDS text alludes to the final road network requiring further analysis. On this basis and given the lack of updated technical reporting, we cannot form a considered position in regard to the proposed transport network. It is also noted that the draft DSP map has removed the District Road classification for Keirnan Street. Any updated technical assessment undertaken to justify the proposed road network should contain reference to the downgrading of the road classification of Keirnan Street (to the east of the railway) from District Road to Local Access Road. Noting that the road classification designated for Keirnan Street should reflect the anticipated traffic volumes for this road, given High School and District Oval land uses are identified for this section of Keirnan Street.

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As an aside, the draft Precinct Plan at Figure 20 shows a green dashed line running along Keirnan Street. It is unclear as to the whether this refers to a particular requirement for the treatment of the vation. The LDS should include more specific detail in relation to this illustration, prior to formal advertising.

Traffic Modelling and Rail Crossings The past traffic modelling reports undertaken to determine the rail crossing requirements do not provide a clear recommendation for the best outcome for the road network. Instead, many options are considered which appear to be based on minimal information available at the time the modelling was prepared. Further, the modelling assumes the freight rail will not be realigned whereas the recently endorsed WAPC Planning Framework for this area states that it will be realigned. The modelling therefore must assume the freight rail is to be realigned in accordance with the recently endorsed State Planning Framework. The past traffic modelling also appears to state that the need for grade separation for the rail crossings is marginal, with the options either falling below or just over the five (5) million threshold exposure limit applied to establish whether grade separated crossings are warranted. There is a pressing need for updated technical reporting to ensure the best outcome is presented to provide for a well-connected and permeable road network. This assessment must consider the rail crossing requirements based on an accurate and realistic population forecast and assuming the freight rail will be realigned, in order to inform the DCP requirements and

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provide a clear vision and direction for developers and the local community. 4. DEVELOPMENT CONTRIBUTION PLANS The need for the draft LDS to be supported by updated technical analysis is critical to ensuring an accurate and realistic DCP is proposed for the Mundijong DSP. In this regard, DJMM requests that the draft DCP, together with the technical justification supporting the items proposed to be included, be circulated to the developers and other relevant stakeholders for preliminary feedback prior to the DCPs being presented to Council as part of the proposed Planning Scheme Amendment for consent to proceed to formal advertising. 5. ACTIVITY CENTRE LOCATIONS Neighbourhood Centre in Precinct G It is noted that the Neighbourhood Centre situated at the intersection of Keirnan Street and Taylor Road has been relocated further north. It is understood that the relocation of the Neighbourhood Centre is proposed to accord with endorsed and adopted LSPs. The identified location for the Centre does not reflect the same location as that proposed on the now adopted LSP for Precinct G1. The LDS should acknowledge the relocation to reflect the adopted LSP and include the necessary justification to support it, on a retail needs basis. District Centre in Precinct A It is noted that the draft DSP has shifted the District Centre further north than shown on the approved DSP and the approved LSP for Whitby. Presumably the best practice would be to retain the location of the District

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Centre as shown on the WAPC endorsed LSP, unless relocation is justified through an updated retail needs assessment. 6. CONCLUSION In summary and on behalf of DJMM, we seek to ensure that the draft LDS and the modifications proposed to the draft DSP contained within it are appropriately supported by technical analysis and in accordance with the endorsed WAPC Planning Framework. The updated technical assessments must be released with the draft LDS as part of the formal advertising process to allow for informed consideration of the proposed LDS.

Refer to the Shire’s Update Part 2 of Peet Limited 20. response to submission DSP report to no.19 with respect to the reflect: discrepancies for the Precinct G1 LSP. - the rationale for the traffic and The technical studies used population to inform the review of the projections. LDS were those that were approved as part of the 2011 - provide an Mundijong Whitby DSP, in explanation for light of recent State determining the infrastructure to be Government policy changes. included within a The DSP was reviewed DCS (need and based on the existing road nexus). network associated with the

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Mundijong Whitby DSP. Unless specifically specified, all LSP’s that are approved prior to the DSP Review, the provisions contained within LSP’s will be upheld. Officers note your concerns regarding the conflicts of designating a district distributor through the centre of the precinct G1 LSP area. At the time this response was drafted, the Shire was carrying out a traffic modelling study to determine the appropriate road network. The outcomes of which will be updated in the DSP to reflect the appropriate road hierarchy. Note, as stated in previous responses, Unless specifically stated within Part 1 of the MDSP, the design and outcome of any approved LSP’s will be upheld. The draft plan is a 88

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district level document which is not too dissimilar from the approved Mundijong Whitby DSP. Noted. Recommendation to update DSP report to reflect the rationale for the traffic and population projections. Noted. It is expected that through the DPS review process, relevant agencies and stakeholders will have the opportunity to provide technical comment and determine consistent assumptions as a benchmark for any future traffic modelling undertaken for LSP’s. It is still the provision that LSP’s will address the local street network and traffic modelling/road hierarchy from a local perspective, based on the LSP precincts.