(AS AMENDED)
AUGUST 2021
CLE Town Planning + Design
2300Rep59J CLE Town Planning + Design LOT 335 EIGHTY ROAD, LOT 1001 PIKE ROAD AND PORTION OF LOT 601 MANDURAH ROAD
STRUCTURE PLAN
(AS AMENDED)
PART ONE - STATUTORY SECTION
Prepared by:
CLE Town Planning + Design
PO Box 796 Subiaco WA 6904 t: 9382 1233 f: 9382 1127
www.cleplan.com.au
2300Rep59J August 2021
2300Rep59J CLE Town Planning + Design This structure plan is prepared under the provisions of the City of Rockingham Town Planning Scheme No. 2.
IT IS CERTIFIED THAT THIS STRUCTURE PLAN WAS APPROVED BY RESOLUTION OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON:
22 December 2014
In accordance with Schedule 2, Part 4, Clause 28 (2) and refer to Part 1, 2. (b) of the Planning and Development (Local Planning Schemes) Regulations 2015.
Date of Expiry: 19 October 2025 TABLE OF CHANGES OR DEPARTURES FROM STRUCTURE PLAN
Change or Date Approved Date Structure Date Adopted Departure Description of Change or Departure by the WAPC Plan commences by the Council No. (if required) operation Minor lot reconfiguration to lot 335 Eighty Road, abutting lot 2 Eighty 1 10 May 2015 - 22 May 2015 Road. Insert Residential Design Code Variations - Single House (RMD) 2 10 May 2015 - 22 May 2015 Standards for Medium Density Housing Rationalise density codings on lot 335 Eighty Road, selectively 3 28 July 2015 - 7 August 2015 replacing pockets of R40 with R25 Introduce Lot 123 Pike Road, Baldivis within the Baldivis Grove 4 Structure Plan by applying residential densities ranging from RMD 25 - - 26 October 2016 – RDM 40, along with a single parcel of land for the purpose of POS.
Rationalise the density coding with the structure plan area, replacing - 06 September 2021 - selected pockets of R25 with R40 and minor realignment of selected local roads to reflect current WAPC subdivision approvals. Deletes 5 all references to the Residential Design Code Variations - Single House (RMD) Standards for Medium Density Housing and removes land from the structure plan area which has been normalised within the City of Rockingham Local Planning Scheme 2.
2300Rep59J CLE Town Planning + Design EXECUTIVE SUMMARY this site being located at the corner of Eighty and Pike Roads with two local roads to the north and west providing good circulation The Pike Road Structure Plan allows for the creation of a diverse and access. The Structure Plan demonstrates a clear and and vibrant community that responds to its surrounding, the legible hierarchy of roads which creates a series of permeable natural environment and significant landform. connections onto Eighty and Pike Roads, providing residents with excellent accessibility to nearby facilities and amenity. The plan The Structure Plan area covers a total area of approximately 25.2 itself is environmentally responsive, utilising the natural landform of hectares, comprising lot 335 Eighty Road, lot 1001 Pike Road and the site and nestling behind a ridgeline which has been identified a portion of lot 601 Mandurah Road, Baldivis. The subject area has by the City as significant and worthy of protection. been identified for development and is currently zoned ‘Urban’ and ‘Development’ under the Metropolitan Region Scheme and In preparation of the Structure Plan the following reports were City of Rockingham Town Planning Scheme No. 2 respectively. prepared, and are summarised in Part 2 of the Structure Plan The Pike Road Structure Plan is lodged pursuant to clause 4.2.4 report, with complete copies included as technical appendices: of the City’s Scheme which requires a structure plan prior to development or subdivision for land zoned ‘Development’. 1. Environmental Assessment Report
Once developed the Pike Road Structure Plan will provide for 2. Fire Management Plan the creation of a diverse range of high quality housing that will 3. Landscape Masterplan and Strategy appeal to a wide spectrum of the market; with densities ranging from R5 to R40. Higher densities will be focused around key roads 4. Local Water Management Strategy and areas of high amenity, while a number of rural lifestyle lots will provide an appropriate interface to Woodleigh Grove Estate 5. Transport Assessment to the north and the rural land to the west. The Structure Plan creates one centrally located area of open space which will 6. Engineering Servicing Review provide residents with a readily useable, aesthetic and liveable space while also serving a drainage function in accordance with These reports comprehensively address all of the relevant water sensitive urban design principles. planning considerations, and demonstrate that the land is suitable for urban development in the form proposed by the Pike The Pike Road Structure Plan has responded to a request from Road Structure Plan. the Department of Education, and will create an Early Childhood Centre to ease student number pressures on nearby schools, with Table 1 provides a land use summary of the Structure Plan.
2300Rep59J CLE Town Planning + Design ADDENDUM (AMENDMENT 5)
Amendment 5 to the Pike Road Structure Plan reconfigures residential densities within the structure plan area, replacing select pockets of R25 with R40, as well as realigns two local roads.
The reason behind the amendment is to increase the variety of lot types within the structure plan area through the introduction of contemporary ‘compact’ lots, being lots of reduced depth, in response to current market conditions. The amendment also takes the opportunity to realign the two local roads simply to reflect current WAPC subdivision approvals.
This Amendment also deletes all references to the Residential Design Code Variations - Single House (RMD) Standards for Medium Density Housing and removes land from the structure plan area which has been normalised within the City of Rockingham Local Planning Scheme 2.
2300Rep59J CLE Town Planning + Design Land Use Summary
Section number referenced Item Data within the Structure Plan Report Gross Structure Plan Area 25.2 hectares Section 1.2.2 Area of each land use proposed (approximate) Zones - Residential 15 hectares Reserves Section 3.1 - Road Reserve 6.1 hectares - Public Open Space Reserve 3.1 hectares - Public Purposes 1 hectare Estimated Lot Yield 340 - 360 lots Section 3.2.2 Estimated Number of Dwellings 340 – 360 dwellings Section 3.2.2 Estimated Residential Density - dwellings per gross hectare 15.4 dwellings per gross hectare As per Directions 2031 Section 3.2.2 - dwellings per site hectare 24 dwellings per site hectare As per Liveable Neighbourhoods Estimated Population 952 – 1008 people @ 2.8 people/ household Number of Secondary Schools Nil N/A Number of Primary Schools 1 (Early Childhood Centre) Section 3.5 Amount of Public Open Space 2.45 hectares (gross) 11.3% As per Liveable Neighbourhoods 2.34 hectares (Unrestricted) 96% Section 3.3.1 0.11 hectares (Restricted) 4%
Notes 1. The gross site area comprises the total area of lot 335, 1001 and the portion of lot 601 zoned ‘Urban’ under the MRS. 2. Excludes the R5 rural-lifestyle lots.
2300Rep59J CLE Town Planning + Design TABLE OF CONTENTS PLANS
Plan 1: Structure Plan 1.0 STRUCTURE PLAN AREA
2.0 STRUCTURE PLAN CONTENT
3.0 INTERPRETATION AND SCHEME RELATIONSHIP
3.1 Land Use and Zones
4.0 OPERATION
5.0 LAND USE AND SUBDIVISION REQUIREMENTS
5.1 Residential 5.1.1 Density
6.0 DEVELOPMENT REQUIREMENTS
6.1 Notifications On Title 6.2 Detailed Area Plans 6.3 Fire Management Plan
2300Rep59J CLE Town Planning + Design SECTION ONE: BACKGROUND AND PLANNING CONTEXT Scheme No. 2 (the Scheme), including any amendments gazetted thereto.
1.0 STRUCTURE PLAN AREA The Structure Plan has been prepared under Clause 4.2 of the Scheme as the subject land is zone ‘Development’ and contained This Structure Plan applies to lot 335 Eighty Road, lot 1001 Pike within Development Area 41 which is shown on the Scheme Map Road and a portion of lot 601 Mandurah Road, Baldivis, being the and contained within Schedule No. 9. land that is contained within the inner edge of the line denoting the Structure Plan boundary on the Structure Plan Map (Plan 1). The Structure Plan map (Plan 1) outlines zones and reserves applicable within the Structure Plan area. The zones and reserves designated under this Structure Plan apply to the land within it as 2.0 STRUCTURE PLAN CONTENT if the zones and reserves were incorporated into the Scheme. The Structure Plan comprises the following: Pursuant to Clause 4.2 of the Scheme, the provisions, standards or • Part 1: Statutory Section - This section contains the requirements specified under Part One of this Structure Plan shall Structure Plan map and statutory planning provisions and have the same force and effect as if it were a provision, standard requirements. or requirement of the Scheme.
• Part 2: Explanatory Section - This section is to be used as In the case of any inconsistency between the Scheme and any a reference guide to interpret and justify implementation provisions, standards or requirements specified under Part One of Part 1. of this Structure Plan, the Scheme prevails to the extent of any inconsistency. • Technical Appendices - Technical reports and supporting plans and maps. 3.1 Land Use and Zones
3.0 INTERPRETATION AND SCHEME RELATIONSHIP Land Use permissibility within the Structure Plan area shall be in accordance with the corresponding zone or reserve under the Unless otherwise specified in this part, the words and expressions Scheme. used in this Structure Plan shall have the respective meanings given to them in the City of Rockingham Town Planning
2300Rep59J 1 CLE Town Planning + Design 4.0 OPERATION 6.2 Detailed Area Plans
In accordance with clause 4.2.9 of the Scheme, this Structure Detailed Area Plans (DAP’s) are required to be prepared and Plan shall come into operation when it is adopted by the Council implemented pursuant to Clause 4.23 of the Scheme for lots pursuant to clause 4.2.6.15 of the Scheme. comprising one or more of the following site attributes:
(i) Lots with rear-loaded vehicle access; and/or 5.0 LAND USE AND SUBDIVISION REQUIREMENTS (ii) Lots with direct boundary frontage (primary or 5.1 Residential secondary) to an area of Public Open Space; and/or
5.1.1 Density (iii) Lots with a Residential Density Code of R5.
Plan 1 allocates the residential densities for the Structure Plan 6.3 Fire Management Plan area. This Structure Plan is supported by a Fire Management Plan (Appendix 6.0 DEVELOPMENT REQUIREMENTS 2). Regardless of whether the land has been formally designated as bushfire prone, any building to be erected on land identified as falling within 100 metres of a bushfire hazard is designated as 6.1 Notifications On Title bushfire prone land and shall comply with the requirements of Australian Standard 3959 under the Building Code of Australia. In respect of applications for the subdivision of land the Council shall recommend to the Western Australian Planning Commission that a condition be imposed on the grant of subdivision approval for a notification to be placed on the Certificate(s) of Title(s) to advise of the following: -
(i) Land or lots deemed to be affected by a Bush Fire Hazard as identified in a Fire Management Plan as outlined within the Fire Management Plan (February 2014) - Bushfire Safety Consulting contained within Appendix 2.
2300Rep59J 2 CLE Town Planning + Design TINCOMBE MADDREN WAY
GROVE CHANDLER LEVEY WAY RAMBLE P.A.W. P.A.W.
INDICATIVE CONCEPT ONLY
INDICATIVE CONCEPT ONLY
Public Open Space
INDICATIVE CONCEPT ONLY
Residential R5
Residential R25
Residential R40
Public Open Space
Structure Plan Boundary Future Substation Site Neighbourhood Connector
Access Street
Bollards - Pedestrian Access Only
2300-58P-01 27.08.2021 Not to Scale (AS AMENDED)
(INCLUDES AMENDMENT 5 ADDENDUM)
APRIL 2021
2300Rep60E LOT 335 EIGHTY ROAD, LOT 1001 PIKE ROAD AND PORTION OF LOT 601 MANDURAH ROAD
STRUCTURE PLAN
(AS AMENDED)
PART TWO - EXPLANATORY REPORT
(INCLUDES AMENDMENT 5 ADDENDUM)
Prepared by:
PO Box 796 Subiaco WA 6904 t: 9382 1233 f: 9382 1127 www.cleplan.com.au
2300Rep60E April 2021
2300Rep60E PROJECT TEAM
Planning and Urban Design – CLE Town Planning + Design
Environmental Assessment – 360 Environmental
Groundwater and Drainage – 360 Environmental
Engineering Infrastructure and Services – JDSi Consulting Engineers
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2300Rep60E TABLE OF CONTENTS 2.0 SITE CONDITIONS AND CONSTRAINTS
%LRGLYHUVLW\DQG1DWXUDO$UHD$VVHWV 1.0 INTRODUCTION AND PURPOSE /DQGIRUPDQG*HRORJ\ 5HSRUW6WUXFWXUH 2.2.1 Acid Sulphate Soils /DQG'HVFULSWLRQ 2.2.2 Contamination 1.2.1 Location and Land Area +\GURORJ\ 1.2.2 Ownership and Title Details 2.4 Fire Management 1.2.3 Existing and Surrounding Land Use 2.5 Heritage 1.3 Planning Framework 3.0 LOCAL STRUCTURE PLAN 1.3.1 MRS Zoning
1.3.2 City of Rockingham Town Planning Scheme No. 2 3.1 Plan Overview and Land Use
1.3.3 Directions 2031 and Beyond (August 2010) 3.2 Residential 1.3.4 Draft Outer Metropolitan and Peel Sub-Regional 3.2.1 Housing Principles Strategy (2010) 3.2.2 Yield Estimates 1.3.5 Southern Metropolitan Sub-Regional Structure Plan (2009) 3.2.3 Development Requirements 1.3.6 City of Rockingham Urban Growth Programme 3XEOLF2SHQ6SDFH (2009) 3.3.1 Public Open Space Provision and Schedules &RQWH[W$QDO\VLV 3.3.2 Water Management 3.3.3 Description of Open Space Area 3.3.4 Streetscape Treatment 3.3.5 Plant Species and Irrigation Strategy
2300Rep60E 3.4 Movement Network LIST OF TABLES 3.4.1 Existing Movement Network Table 1: Land Use Schedule 3.4.2 Planned Road Network 7DEOH 3XEOLF2SHQ6SDFH6FKHGXOH 3.4.3 Transport Network Analysis 3.4.4 Intersection Treatments
3.5 Education Facilities LIST OF FIGURES
$FWLYLW\&HQWUHVDQG(PSOR\PHQW Figure 1: Location Plan 3.7 Earthworks and Servicing Figure 2: Site Plan 3.7.1 Earthworks Strategy )LJXUH 0HWURSROLWDQ5HJLRQ6FKHPH &XUUHQW )LJXUH &LW\RI5RFNLQJKDP7RZQ3ODQQLQJ6FKHPH1R 3.7.2 Waste Water )LJXUH 'UDIW 2XWHU 0HWURSROLWDQ 6XE5HJLRQDO 6WUDWHJ\ 3.7.3 Water Supply South West Region 3.7.4 Power Supply )LJXUH 6RXWKHUQ0HWURSROLWDQ6XE5HJLRQDO6WUXFWXUH3ODQ 3.7.5 Gas Supply )LJXUH &LW\RI5RFNLQJKDP8UEDQ*URZWK3URJUDPPH Figure 8: Landform 3.7.6 Telecommunications )LJXUH 'HYHORSPHQW&RQFHSW3ODQ 3.7.7 Staging and Implementation )LJXUH /DQGVFDSH0DVWHUSODQ )LJXUH 6WUHHW7UHH0DVWHUSODQ )LJXUH 5RDG+LHUDUFK\ Figure 13: Pedestrian Network Figure 14: Road Intersections Figure 15: Indicative Staging
2300Rep60E AMENDMENT 5 ADDENDUM
TABLE OF CONTENTS
1.0 INTRODUCTION
2ZQHUVKLS
-XVWLÀFDWLRQRIWKH$PHQGPHQW 2.1 Location Provision for R40 2.2 Interface with R5 Lifestyle Lots 2.3 Local Road Realignment 2.4 Technical Reports
3.0 Conclusion
LIST OF FIGURES
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2km
PERTH BALDIVIS INDIAN 11k1kmkm CENTRAL OCEAN
WARNBRO 20km * RAIL STATION BALDIVIS
ROCKINGHAM SHOPPING East Baldivis CENTRE
40km
Pike Road
MANDURAH 60km
SETTLERS HILL
80km (Not to Scale)
LOCATION PLAN 2300-61A-01 (04.11.2013), nts Figure 1 1.0 INTRODUCTION AND PURPOSE $PHQGPHQW$GGHQGXP $SULO
The “Lot 335 Eighty Road, Lot 1001 Pike Road and a portion of Lot 601 This Part 2 report was originally prepared in support of the Pike Road Mandurah Road, Baldivis Structure Plan” (from here on in referred to Structure Plan, which was subsequently approved by the WAPC on as the ‘Pike Road Structure Plan’) has been prepared by CLE Town 22 December 2014. Amendment 5 to the Pike Road Structure Plan Planning + Design, on behalf of the Australand Property Group. The (dated April 2021) has subsequently rationalised the residential density structure plan is lodged in accordance with Clause 4.2 of the City of coding within the structure plan area by replacing selected pockets Rockingham Town Planning Scheme No. 2, which requires a Structure of RMD-R25 with RMD-R40. Amendment 5 also took the opportunity Plan for ‘Development’ zoned land. WRUHDOLJQWZRORFDODFFHVVVWUHHWWRUHÁHFWFXUUHQW:$3&VXEGLYLVLRQ approval. The Pike Road Structure Plan provides a statutory planning framework to guide future subdivision and development of the subject site. As a consequence, this (Part 2) Structure Plan Report has been updated to include the ‘Amendment 5 Addendum’, providing the explanatory information relating to Amendment 5. This Part 5HSRUW6WUXFWXUH 2 explanatory report should be read in its entirety including the The format of the Pike Road Structure Plan accords with the WAPC ‘Amendment 5 Addendum’. Structure Plan Preparation Guidelines (August 2012), and provides a framework for future subdivision and development for the site. /DQG'HVFULSWLRQ
The Structure Plan consists of three parts: 1.2.1 Location and Land Area
3DUW 6WDWXWRU\6HFWLRQ, which contains the Structure Plan Map and The land within the Pike Road Structure Plan is located at the the statutory planning provisions and requirements that will facilitate intersection of Eighty Road and Pike Road, Baldivis, approximately the various initiatives described in the Explanatory Section. These 50 km south of the Perth CBD, 8 km south-east of the Rockingham provisions are given the force and effect of the Scheme, pursuant to town centre, 4 km east of the coast and 2 km west of the Kwinana Clause 4.2.9 of the City of Rockingham Town Planning Scheme No. 2. Freeway.
3DUW ([SODQDWRU\6HFWLRQ, which discusses the key outcomes and The site has an area of approximately 25.2 hectares. A location plan planning implications of the background and technical reports, and is included at Figure 1. describes the broad vision and more detailed planning framework which will be developed.
7HFKQLFDO$SSHQGLFHV, being the technical reports and supporting plans and maps as prepared by the project team.
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Subject Site PIKE ROAD
2300-62B-01 (06.03.2014), 1:4000@A4 2 1.2.2 Ownership and Title Details The structure plan area is partially bound by existing residential development, with larger lifestyle lots found to the north in Woodleigh The Pike Road Structure Plan comprises of three separate titles, being Grove and the Settlers Hills residential estate situated due east on the lot 335 Eighty Road, lot 1001 Pike Road and a portion of lot 601 opposite side of Eighty Road. Land to the south is used for small scale Mandurah Road, Baldivis. agricultural purposes, with Lake Walyungup located on the opposite side of Mandurah Road, which abuts the rural-lifestyle lots along the This land is legally described as follows: western side of the structure plan area.
Lot Number Plan Volume Folio Total Area* Two additional dwellings are located along the structure plan’s 335 202704 1394 676 15.5478ha eastern boundary (lots 1 and 2 Eighty Road), fronting onto Eighty 601 300803 1654 895 12.8539ha Road. 1001 66014 2779 92 3.3552ha Lot 3001 which abuts the structure plan area is owned by Western *Areas sourced from Landgate Power and is the site of a future power sub-station.
It is important to note that only a 6.3ha portion of lot 601 is included The Pike Road Structure Plan site is shown at Figure 2. in the Pike Road Structure Plan. The total area of the Structure Plan measures approximately 25.2 hectares, which includes a number of rural-lifestyle lots along the northern edge.
Australand Property Group has a controlling interest over all of the lots subject to the Pike Road Structure Plan.
1.2.3 Existing and Surrounding Land Use
Lots 335 and 1001 were used for market gardening, and are primarily cleared of all vegetation, while lot 601 is currently a rural-lifestyle lot. A number of agricultural sheds associated with the market gardening are situated on lot 335.
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Subject Area METROPOLITAN REGION SCHEME (CURRENT) 2300-63A-01 (04.11.2013), nts 4 Figure 3 1.3 Planning Framework
1.3.1 MRS Zoning
The structure plan area is zoned ‘Urban’ under the Metropolitan Region Scheme.
The subject land is bound by ‘Rural’ zoned land to the north, south and west, with ‘Urban’ zoned land situated due east. A ‘Public Purpose’ reserve (State Energy Commission) is adjacent to the north- eastern corner of the site.
The MRS zoning for the area is shown at Figure 3.
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STRUCTURE PLAN AREA
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2300-64B-01 (13.02.2014), nts 6 Figure 4 1.3.2 City of Rockingham Town Planning Scheme No. 2 1.3.3 Directions 2031 and Beyond (August 2010)
The structure plan area is zoned ‘Development’ (Development Area Directions 2031 and Beyond is the regional spatial framework and 41) under the City of Rockingham Town Planning Scheme No. 2, with strategic plan that establishes a vision for the future growth of the a publication in the Government Gazette notifying of the rezoning of Perth Metropolitan Region for the delivery of housing, infrastructure the land from ‘Rural’ on 7 February 2014. and essential services.
In accordance with Clause 4.2.3 of the Scheme, the purpose of the Directions 2031 includes the structure plan area within the South-West ‘Development’ zone is: 6XE5HJLRQZLWKWKLV5HJLRQLGHQWLÀHGDVH[SHULHQFLQJFRQVLGHUDEOH economic and population growth, with population expected to x To identify areas requiring comprehensive planning prior to grow by 34% (278,000 people) by the year 2031. subdivision and development. :LWKLQWKH6XE5HJLRQWKHVXEMHFWODQGLVLGHQWLÀHGDV¶)XWXUH8UEDQ x To coordinate subdivision, land use and development in Development’. Directions 2031 is supported at a sub-regional level by areas requiring comprehensive planning. the draft Outer Metropolitan Perth and Peel Sub-Regional Strategy.
This Structure Plan is lodged pursuant to Clause 4.2.4, where a structure plan is required prior to subdivision or development within the ‘Development’ zone.
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SUBJECT AREA
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DRAFT OUTER METROPOLITAN SUB-REGIONAL STRATEGY (2010) - SOUTH WEST REGION 2300-66A-01(04.11.2013), nts 8 Figure 5 1.3.4 Draft Outer Metropolitan Perth and Peel Sub-Regional Strategy (2010)
The draft Outer Metropolitan Perth and Peel Sub-Regional Strategy (the Sub-Regional Strategy) provides additional information about the level of expected population growth and highlights development opportunities throughout the metropolitan area and Peel region.
The structure plan area is located in the south-west sub-region, with the Sub-Regional Strategy identifying 99,260 dwellings being provided WKURXJKJUHHQÀHOGGHYHORSPHQWLQWKHVRXWKZHVWVXEUHJLRQ7KH Sub-Regional Strategy has the structure plan area as providing an estimated 300+ dwellings, with the current proposed plan exceeding this estimated target.
A copy of the Sub-Regional Strategy (South-West Region) is included at Figure 5.
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SUBJECT AREA
6RXUFH 'HSDUWPHQWIRU3ODQQLQJ ,QIUDVWUXFWXUH
SOUTHERN METROPOLITAN SUB-REGIONAL STRUCTURE PLAN (2009) 2300-67A-01(04.11.2013), nts 10 Figure 6 1.3.5 Southern Metropolitan Sub-Regional Structure Plan (2009)
The Southern Metropolitan Sub-Regional Structure Plan (the Sub- Regional Structure Plan) was prepared by the WAPC and released for public comment in June 2009, and is a strategic document that will guide the planning and growth of land within the southern metropolitan and Peel regions.
7KH VWUXFWXUH SODQ DUHD KDV EHHQ LGHQWLÀHG DV EHLQJ VXLWDEOH IRU urban development, being shown as ‘Future Urban’ under the Sub- Regional Structure Plan. A copy of the Sub-Regional Structure Plan is shown at Figure 6.
,WLVDQWLFLSDWHGWKDWWKHPRGLÀHG6XE5HJLRQDO6WUXFWXUH3ODQZLOOEH released early-mid 2014.
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CITY OF ROCKINGHAM URBAN GROWTH PROGRAMME (2009) 2300-68A-01(04.11.2013), nts 12 Figure 7 1.3.6 City of Rockingham Urban Growth Programme (2009)
The City of Rockingham Urban Growth Programme was prepared to assist Council in understanding the likely pattern of urban growth within the City of Rockingham, and considered existing population and dwelling statistics, existing structure plans and forecast future urban growth patterns.
The Programme provides the City with a summary of expected urban development areas; to help guide Council in its decision making processes.
The Pike Road Structure Plan falls within Precinct 1 of South Baldivis. ,WLGHQWLÀHVWKLVDUHDDVEHLQJIRU¶IXWXUHGHYHORSPHQW·EXWZLWKQR structure plan in place. The Programme suggests that development of the structure plan area has the capacity to accommodate approximately 345 dwellings.
7KH3LNH5RDG6WUXFWXUH3ODQUHSUHVHQWVWKHIXOÀOPHQWRIWKHH[SHFWHG urban growth within Baldivis South, as projected by the Programme. The South Baldivis locality of the Urban Growth Programme is shown at Figure 7.
2300Rep60E 13 &RQWH[W$QDO\VLV The area is serviced by a number of existing and proposed educational establishments, and the structure plan will create an early childhood The Pike Road Structure Plan represents the last parcel of centre which will accommodate children ranging from KP through XQGHYHORSHG ODQG LGHQWLÀHG IRU XUEDQ GHYHORSPHQW ZLWKLQ WKH to K3. Adjacent Settlers Hills includes an existing primary school, with West Baldivis locality. a second school planned as part of the nearby Parkland Heights development. An existing private K-12 school (Tranby College) is also Interfacing against existing rural-lifestyle land to the south and west, located in Settlers Hills. DQGQHVWOHGEHKLQGDVLJQLÀFDQWDQGQDWXUDOO\ODQGVFDSHGULGJHOLQH the Structure Plan provides an excellent opportunity to consolidate The Pike Road Structure Plan is bound by Lake Walyungup and this last portion of urban land in a manner that appropriately rural landscaped land to the west, with the Tamworth Wetlands to interfaces with the adjacent rural landscape, while ensuring that the north; offering an important recreational opportunity for future land use and infrastructure planning is integrated and coordinated. residents in addition to a number of local and neighbourhood open spaces which exist in neighbouring Settlers Hills. The site has access to both Eighty Road and Pike Road, providing connections in both north-south and east-west directions, giving The area can be provided with all essential infrastructure for all convenient access to a range of retail, commercial and community future development proposed by the Structure Plan. An Engineering facilities, employment nodes and public transport. The Kwinana Servicing Review prepared by JDSi Consulting Engineers demonstrates Freeway is readily accessed via the Safety Bay Road interchange that these services can be provided in a timely and integrated to the north. Pike Road connects directly to Mandurah Road to the manner. west, allowing for easy access to the Rockingham and Mandurah Strategic Metropolitan Centres. In effect the Pike Road Structure Plan represents a logical extension to the existing urban development front at Settlers Hills. The Structure Plan area is located in close proximity to a number of existing activity centres and employment nodes. The Rockingham and Mandurah Strategic Metropolitan Centres are easily accessible, and offer employment opportunities and access to retail, commercial and community services. Likewise the Baldivis District Shopping Centre on Safety Bay Road is only located some 2km from the structure plan area with a small local centre situated on Osgood Way in Settlers Hills (Baldivis), providing a more local level of amenity.
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LANDFORM 2300-69A-01 (04.11.2013), nts 16 Figure 8 2.0 SITE CONDITIONS AND CONSTRAINTS x There are no wetlands on the site.
x The Department of Parks and Wildlife dataset shows that there %LRGLYHUVLW\DQG1DWXUDO$UHD$VVHWV DUHQRRFFXUUHQFHVRIFRQVHUYDWLRQVLJQLÀFDQWÁRUDDQGRQO\ one record of a Priority 4 bird within the site boundary. The Pike Road Structure Plan area is relatively unconstrained and the environmental factors affecting the land, including groundwater, Australand has referred the remnant vegetation on lot 601 to the GUDLQDJH FRQWDPLQDWLRQ DQG EXVKÀUH PDQDJHPHQW FDQ EH Department of the Environment (DotE), formerly known as the adequately managed via standard practices. Commonwealth Department of Sustainability, Environment, Water, Population and Communities, on the basis of the Priority 4 bird species An Environmental Assessment Report has been undertaken for the UHFRUGHGRQVLWH'RW(KDVIRUPDOO\FRQÀUPHGWKDWWKHSURMHFWZDV Structure Plan area by 360 Environmental and is included in full as a ‘non-controlled’ action in June 2012, with a copy of the referral Appendix 1. The EAR concluded that: and the response included as an appendix to the 360 Environmental x Native vegetation across the structure plan area is limited Report. The remnant native vegetation that is to be retained has been to the western portion of the site, beyond the area used for LGHQWLÀHGE\WKH/DQGVFDSH0DVWHUSODQFRQWDLQHGLQ$SSHQGL[ market gardening, and consists primarily of parkland cleared overstorey. There are a number of mature trees across the /DQGIRUPDQG*HRORJ\ site, however, understorey is limited. Landform varies from a height of approximately 18m AHD in x There are no known Priority Flora of Threatened or Priority the west, grading downwards to a small depression in between Ecological Communities within the structure plan area. two ridges, ranging from approximately 5 to 10 metres AHD. This eastern depression generally coincides with the market garden. x The structure plan area does fall within the mapped buffer of The landform and geology within the structure plan area does not a critically endangered Threatened and Priority Ecological constrain development within the structure plan area, with the Community (TEC/PEC), and an Environmentally Sensitive earthworks design to respect the general landform and fall of the Area (ESA) associated with Lake Walyungup, however, with site. The landform of the structure plan area can be seen at Figure 8: the site having been cleared for market gardening it is highly Landform. unlikely the TEC or PEC will be within the subject area or that future development will affect the ESA.
2300Rep60E 17 Preliminary investigations undertaken by GALT Geotechnics shows +\GURORJ\ that the bedrock geology is part of the Warnbro geology group, which overlie shoreline and coastal eolian deposits. The structure plan The management of ground and surface water is comprehensively area is characterised as having pale brown to yellow, deep sands, addressed within the Local Water Management Strategy (LWMS), with the potential for some localised limestone and sandy clay in the prepared by 360 Environmental in support of the structure plan, and western portion and south-eastern corner of the site respectively. demonstrates that this is not a constraint to development. The LWMS was prepared in accordance with a District Water Management 2.2.1 Acid Sulphate Soils Strategy (DWMS) which was approved for the site by the Department of Water in February 2013. 7KHVWUXFWXUHSODQDUHDGRHVQRWIDOOZLWKLQDQ\LGHQWLÀHGDUHDVRI Acid Sulphate Soils (ASS) risk. Nevertheless, due to the wetlands The existing hydrological conditions of the structure plan area are located to the north, south and west the site has been mapped by summarised below, while the key principles of the LWMS are discussed the DEC as having the potential for ASS, warranting the need for further in section 3.3 of this report. an ASS assessment to determine the need for any treatment and management. 360 Environmental undertook a Groundwater Monitoring Program between September 2010 and August 2012; with six monthly testing 2.2.2 Contamination RQÀYHPRQLWRULQJERUHVKDYLQJRFFXUUHGGXULQJWKDWWLPHSHULRG
The structure plan area is not located within any DER listed 360 Environmental found that groundwater across the eastern FRQWDPLQDWLRQVLWH KRZHYHUPDUNHWJDUGHQVDUHJHQHUDOO\LGHQWLÀHG portion of structure plan area recorded levels of between 2.8m as a potentially contaminating land use. and 5.27m below the ground level across the site from east to west respectively. The groundwater level in the western most portion of 360 Environmental completed a Groundwater Monitoring Program WKH VWUXFWXUH SODQ DUHD ZDV QRW UHFRUGHG GXH WR WKH VLJQLÀFDQWO\ (September 2010 – August 2012), which found some contaminant higher elevation of this land when compared to the eastern side. This levels that exceeded recommended DEC criteria. Following the depth to the groundwater indicates that there is no impediment to completion of the market gardening activities, a contaminated sites the development of the site. investigation will be undertaken to determine the nature and extent of contamination (if any) at the site. 7KHUH DUH QR QDWXUDO VXUIDFH ZDWHU IHDWXUHV LGHQWLÀHG ZLWKLQ WKH structure plan area, with the yellow sands being found to be well VXLWHGWRLQÀOWUDWLRQGUDLQDJH
2300Rep60E 19 2.4 Fire Management 2.5 Heritage
,Q DFFRUGDQFH ZLWK WKH :$3&·V 3ODQQLQJ IRU %XVKÀUH 3URWHFWLRQ The Department of Indigenous Affairs Sites Database lists no registered Guidelines, a Fire Management Plan (FMP) has been prepared by Aboriginal heritage sites within the structure plan area. There are no %XVKÀUH6DIHW\&RQVXOWLQJDQGLVLQFOXGHGDV$SSHQGL[ OLVWHG(XURSHDQVLWHVRIKHULWDJHVLJQLÀFDQFHORFDWHGLQWKHVWUXFWXUH plan area. 7KH)03VXPPDULVHVWKDWEXVKÀUHULVNLVQRWDFRQVWUDLQWWRGHYHORSPHQW of the structure plan area, and any risks can be managed through the implementation of appropriate building protection zones and requiring minimum construction standards (Building Attack Level) for WKRVHGZHOOLQJVLGHQWLÀHGDVEHLQJZLWKLQSUR[LPLW\WRDQLGHQWLÀHG risk.
In response to the FMP, the structure plan ensures that adequate separation is provided between the rural zoned land to the west, and the future urban area by way of an access road interface. The combination of this access road and mandatory building setbacks ZLOOSURYLGHWKHEXLOGLQJSURWHFWLRQ]RQHVLGHQWLÀHGLQWKH)03$Q\ GZHOOLQJWKDWLVWREHHUHFWHGZLWKLQPRIDEXVKÀUHULVNLGHQWLÀHG by the FMP will need to comply with the requirements of Australian Standard 3959-2009 under the Building Code of Australia.
7KH )03 ZLOO EH UHÀQHG DW WKH WLPH RI VXEGLYLVLRQ WR LGHQWLI\ WKH DSSURSULDWH %$/ VWDQGDUG IRU DQ\ ORW ZLWKLQ P RI DQ LGHQWLÀHG EXVKÀUHULVN
2300Rep60E 21 www.cleplan.com.au
This Plan has been prepared for illustrative purposes only and represents an TINCOMBE 59 41 indicative land use concept of what may occur,55 once and if appropriate5 6 60 GROVE approvals are in place. The proposals depicted on this Plan generally have MADDREN WAY CHANDLER RAMBLE no formal approval status and can be varied by CLE or the landowner 64 without notice. This Plan remains the property of CLE. LEVEY WAY 53 65 63 54 52 51 50 68 66 62 55 48 67 61 56
49 P.A.W. P.A.W.
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23 21 601 24 20 25 19 2 31 26
32 27 30 33 16 29 28 This page is left blank intentionallyPublic Open Space 34 15
335 6 35 1014 36 5 13 781 7 4 12 8 1 3 17 9
MANDURAH ROAD 2 250 10 227 226 274 251 1 225 228 275 252 224 229 1 253 276 223 277 254 222 470 221 1001 279 349 220 255 278 348 350 256 351 356 257 347 258 352 357 259 346 358 353 374 260 LEGEND 359 373 375 INDICATIVE CONCEPT ONLY. LANDOWNER 360 TO PROVIDE 10% POS AS PER LIVEABLE 345 376 Traditional Lots (R25) NEIGHBOURHOODS. 354 372 479 361 371 377 Cottage Lots (R40) 370 2 Westernpower 344 Substation 478 355 Lifestyle Lots (R5) 362 369 3001 388 387 389 386 Public Open Space Educational 390 385 477 368 384 363 38 391 394 367 393 395 364 396 397 392 398 PIKE ROAD 365 366
2300-70E-01 (01.07.2014), nts 22 Figure 9 3.0 LOCAL STRUCTURE PLAN x Extend the necessary services and infrastructure in a timely and coordinated manner, to support the future development.
3.1 Plan Overview and Land Use Based on these key principles, the Pike Road Structure Plan provides the framework for: The Pike Road Local Structure Plan establishes the planning framework for a robust and environmentally responsive residential development x Approximately 360 dwellings across the structure plan area, respecting the rural and natural amenity of its surrounds, and forming with residential densities ranging from R5 to R40. Higher an integrated community within Baldivis. densities are focused around key access roads and areas of high local amenity 7KH 'HYHORSPHQW &RQFHSW 3ODQ VKRZQ DW ÀJXUH GHPRQVWUDWHV how the development could take place, based on the structure x A number of rural-lifestyle properties with a transitional density plan principles and requirements. It is important to note that this of R5 providing an appropriate interface with the rural land Development Concept Plan represents only one manner in which to the west and Woodleigh Grove to the north, as agreed GHYHORSPHQWFRXOGRFFXUDQGZKLFKZLOOEHUHÀQHGIXUWKHUDWWKH with the City of Rockingham as part of the lifting of Urban time of subdivision. Deferred.
The key principles of the Pike Road Structure Plan are to: x A centrally located linear public open space of approximately 3.1 hectares, that meets recreational and drainage x Enable the creation of a diverse range of high quality housing objectives, while retaining key areas of existing vegetation choices that will appeal to a broad range of the market. and natural landform. This public open space exceeds the x Provide a robust urban form that responds to the site’s local required minimum of 10% public open space. context and the location within the wider Baldivis locality. x An Early Childhood Centre site, sized and located in x Recognise the natural amenity and landform of the site accordance with the Department of Education requirements. through appropriate management and the retention of x A permeable network of access roads that are responsive existing vegetation within well planned open space. to the existing road networks surrounding the structure plan x Provide an accessible, attractive and multi-functional area, while providing opportunities for future public transport, central spine of public open space that addresses drainage cyclist and pedestrian system. requirements as well as offering a range of active and passive recreational opportunities.
2300Rep60E 23 x A landscaping strategy that guides the development of the 3.2 Residential centrally located public open space, as well as providing an integrated drainage response. 3.2.1 Housing Principles
x A preliminary earthworks strategy that recognises the The Pike Road Structure Plan provides the framework for the delivery VLJQLÀFDQWODQGIRUPRIWKHVLWH of a diverse range of lot types and housing typologies, achieving UHVLGHQWLDOGHQVLW\WDUJHWVVSHFLÀHGXQGHU6WDWHSROLF\ The Structure Plan Map and the Development Concept Plan both show indicative designs over lots 1, 2 and 780 Eighty Road and lots The delivery of quality housing that responds to the landform of 1 and 2 Mandurah Road. They demonstrate one manner in which the site is a key objective of the structure plan, with there being development could be undertaken in an integrated manner. opportunities for the proponent to build out pockets of housing to However, it is important to note that these lots do not comprise part deliver this range of housing type. of the structure plan area, and will be subject to future planning by The following provides a brief description of the envisaged housing others. typologies that may be delivered within the structure plan area. A Land Use Schedule is included as Table 1, which describes the allocation of land area, and should be read in conjunction with the 'HYHORSPHQW&RQFHSW3ODQ ÀJXUH DQGWKH3XEOLF2SHQ6SDFH Schedule, shown as Table 2.
2300Rep60E 25 This page is left blank intentionally
26 RURAL-LIFESTYLE HOMESTEAD LOTS
TYPICAL FRONTAGE 50m TYPICAL DEPTH 40m MINIMUM LOT AREA 2000m2 VEHICLE ACCESS Primary or Secondary Street RESIDENTIAL DENSITY CODE R5 DEVELOPMENT CONTROL Residential Design Codes Detailed Area Plans BUILT FORM DELIVERY Single dwellings Typically sold as land only Generally single storey, potential for two storey development LOCAL CONTEXT Rural interface
2300Rep60E 27 This page is left blank intentionally
28 FAMILY HOUSING LOTS
TYPICAL FRONTAGE 15m - 17m TYPICAL DEPTH 30m MINIMUM LOT AREA 450m2 to 510m2 VEHICLE ACCESS Primary or Secondary Street RESIDENTIAL DENSITY CODE R25 DEVELOPMENT CONTROL Residential Design Codes BUILT FORM DELIVERY Single dwellings Typically sold as land only, but opportunity for developer build outs Generally single storey, potential for two storey development LOCAL CONTEXT Suburban character
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30 CONTEMPORARY FRONT LOADED COTTAGE LOTS
TYPICAL FRONTAGE 10m – 13m TYPICAL DEPTH 25m to 30m MINIMUM LOT AREA 250m2 to 390m2 VEHICLE ACCESS Primary or Secondary Street RESIDENTIAL DENSITY CODE R25, R30, R40 DEVELOPMENT CONTROL Residential Design Codes BUILT FORM DELIVERY Single and grouped dwellings Typically sold as land only, but opportunity for developer build outs Generally single storey LOCAL CONTEXT Suburban character, mixed with larger lots Opportunities to ‘step down’ sloping sites
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32 REAR LOADED COTTAGE LOTS
TYPICAL FRONTAGE 7.5m TYPICAL DEPTH 30m MINIMUM LOT AREA 225m2 VEHICLE ACCESS Rear laneway RESIDENTIAL DENSITY CODE R40 DEVELOPMENT CONTROL Residential Design Codes BUILT FORM DELIVERY Single and grouped dwellings /RWVW\SLFDOO\EXLOWRXWDQGVROGDVÀQLVKHGKRXVHDQGODQG package Generally single storey Opportunities for terraced housing adjacent to POS Opportunities for innovative housing design LOCAL CONTEXT High amenity areas and higher order roads /LPLWHGRSSRUWXQLWLHVLQDUHDVVXEMHFWWRVLJQLÀFDQWVORSH
2300Rep60E 33 3.2.2 Yield Estimates 7KH3LNH5RDG6WUXFWXUH3ODQUHFRJQLVHVWKHQHHGWRGHOLYHUVSHFLÀF densities, and balances this with the recognition of a number of The Pike Road Structure Plan will deliver a range of densities, housing FRQWH[WXDODQGVLWHVSHFLÀFFRQVWUDLQWV types and tenures to facilitate residential yields that accord with the strategic and statutory planning framework, as well as recognising x The requirement to provide a transition of rural-lifestyle the site’s context in the broader district. (minimum lot area of 2000m²) properties along the northern edge, to transition between the similar land use to the north; The Structure Plan has the potential to deliver approximately 340-360 dwellings at densities ranging from R5 to R40 based on the following x %XVKÀUH%XLOGLQJ3URWHFWLRQ=RQHVHWEDFNV principles: x 5HWHQWLRQ RI WKH ODQGIRUP DQG VLJQLÀFDQW WUHHV DORQJ WKH x The majority of the site has a density code of R25, providing western portion of the structure plan area; and opportunities to deliver traditional front loaded lots ranging in size from approximately 350m² to 600m². x The need to accommodate an Early Childhood Centre ZKLFK LV SURSRUWLRQDOO\ PRUH GLIÀFXOW WR DEVRUE JLYHQ WKH x Larger rural-lifestyle lots located along the northern boundary small footprint of the structure plan area. of the site, coded R5, ensuring a suitable transition of the rural- lifestyle land to the north, with lot areas to be a minimum of In addition, with the Pike Road Structure Plan interfacing onto rural 2000m²; following the intended zoning of this land as ‘Special land to the south and west, there is no provision of any activity Rural’ under the recent zoning to the MRS. centres, rail stations or employment generators which warrant the inclusion of higher residential densities. x Medium density R40 coded lots located through the structure plan area in proximity to the central public open space, with Based on the above criteria, the Pike Road Structure plan has the this coding to deliver contemporary cottage style housing potential to achieve 15.4 dwellings per gross urban zoned hectare, with rear laneway access. Single house lot sizes will generally meeting Directions 2031 target of 15. The Structure Plan also delivers be approximately 225m². approximately 24 dwellings per site hectare across the structure plan area. This meets the Liveable Neighbourhoods requirement of an Directions 2031 and Beyond recommends a housing density target of average of 22 dwellings per site hectare (being the pure residential 15 dwellings per gross urban zoned hectare. The intent of this density area, excluding open space, roads and other non-residential uses). WDUJHW LV WR HQFRXUDJH PRUH HIÀFLHQW XVH RI LQIUDVWUXFWXUH DQG housing; however, it is important that the application of this target EHFRQVLGHUHGLQWKHFRQWH[WRIVSHFLÀFVLWHFRQVWUDLQWV
2300Rep60E 35 3.2.3 Development Requirements To ensure a successful transition between Woodleigh Grove and the structure plan area, the rear of the R5 rural lifestyle lots (in the Pike Road Detailed Area Plans (DAPs) will be required for a number of lot types Structure Plan area) are to developed to a more ‘rural’ standard. This ZLWKLQWKH3LNH5RDG6WUXFWXUH3ODQDVWKHVHORWW\SHVQHHGVSHFLÀF will include the need to provide open rural style fencing to the rear development requirements to deliver an suitable built form response and side boundaries of these properties, and to establish a minimum to their site context. rear setback of 20m; reinforcing the rural setting and allowing for WKHUHWHQWLRQRIDQ\VLJQLÀFDQWYHJHWDWLRQ7KLVUHDUVHWEDFNZLOODOVR These DAPs will be required as a condition of subdivision approval, to form part of a building protection zone in accordance with the Fire be approval by the City of Rockingham in accordance with section Management Plan provided in Appendix 2. 4.23 of Town Planning Scheme No. 2. While the rear of the R5 rural lifestyle lots are to be a more rural setting, The lot typologies that will required DAPs are as follows: the front of the lots as they face back into the structure plan area are urban in nature. A reduction in the front setback distance to 4m will x R5 Rural Lifestyle Lots be permitted to allow for the provision of the 20m rear setback to x Lots with rear loaded vehicle access Woodleigh Grove.
x Lots abutting areas of Public Open Space Lots with rear loaded vehicle access
x /RWVDIIHFWHGE\DQDSSURYHG%XVKÀUH0DQDJHPHQW3ODQ DAPs will be prepared for all residential lots with rear (vehicle) laneway access, to allow the built form to respond to this lot typology. The following outlines the key provisions that are to be addressed in these DAPs, with a brief explanation of their application. This will include mandating vehicle access to be solely from the (rear) laneway and prescribing a 1m rear setback to the garage, R5 Rural Lifestyle Lots ensuring adequate space for vehicle manoeuvring (including City rubbish truck movements). There will need to be consideration made The R5 rural lifestyle properties of the Pike Road Structure Plan provide in the design for bin pads for a small number of laneway lots in which a transitional interface with the rural land to the north in Woodleigh rubbish truck movements will not allow direct pickup at the lot. These Grove. ELQSDGVZLOOEHZLOOEHLGHQWLÀHGRQWKH'$3V
2300Rep60E 37 Lots abutting areas of Public Open Space
Typically the interface to public open space will be via roads; Where lots interface with open space DAPs will need to be prepared however, in some instances direct lot frontage is appropriate as it to ensure the appropriate built form outcome. These DAPs will provides increased surveillance, activity and diversity to public address: spaces. Liveable Neighbourhoods and the City’s Planning Policy 3.4.1 (Public Open Space) support residential lots directly abutting • minimum setbacks to the public open space. open space, where the useability of the POS is not compromised • mandating major openings (other than bedrooms) to and where the dwelling appropriately addresses the open space address the space. providing adequate visual surveillance. • provision of permeable fencing only to ensure constant To ensure these public open spaces are not compromised surveillance. subsequent subdivision design and engineering detail will ensure that These design solutions, both in terms of the physical interface (that visitor parking opportunities are provided along adjacent streets, is those implemented by the developer) between the lots and the and the adjacent residential lots are elevated a minimum of 500mm POS and mandatory dwelling design elements, will improve the above the POS ground level to create a visible separation between usability and quality of the public space. This POS will be provided the private and public realm. Furthermore, footpaths within the POS with increased surveillance, additional activity and a diversity, in turn will then be used to create a pedestrian interface, facilitating activity improving the quality and amenity of the open space for both users of and surveillance within this public space. the open space and residents. This approach has been implemented across a number of local authorities and has been widely accepted It is also critical to ensure the adjoining dwellings address and add by the building industry, local authorities and the WAPC. value and safety to the open space in accordance with the City’s Policy. This will include enforcement (via DAPs) of appropriate /RWVDIIHFWHGE\DQDSSURYHG%XVKÀUH0DQDJHPHQW3ODQ setbacks and major openings facing the open space with any form of blank or boundary wall explicitly prohibited to this interface, '$3VZLOOEHSUHSDUHGIRUORWVLGHQWLÀHGDWULVNRIEXVKÀUHDWWDFNE\ ensuring the dwelling design increases rather than undermines the WKH%XVKÀUH0DQDJHPHQW3ODQLQ$SSHQGL[RIWKLVVWUXFWXUHSODQ amenity of the interface. In conjunction with these dwelling design 7KHVH'$3VZLOOHQVXUHWKDWODQGRZQHUVZLOOEHQRWLÀHGRIWKHSURSHUW\ elements, the mandatory use of open style fencing along the shared EHLQJ DIIHFWHG E\ EXVKÀUH ULVN DQG WKDW VXEVHTXHQW GZHOOLQJV ZLOO boundary with the POS will maximise the surveillance of the space. be constructed to an appropriate Building Attack Level (BAL). Mandatory boundary setbacks can also form part of any required building protection zone (if applicable).
2300Rep60E 39 3XEOLF2SHQ6SDFH x Approximately 0.65 hectares of the open space will receive drainage for events occurring more frequently than the 3.3.1 Public Open Space Provision and Schedules 1 in 1 year (1 hour) event, with this area being taken as a deduction from the Nett Site Area in accordance with There is a total of approximately 3.11 hectares of open space in the Liveable Neighbourhoods (LN33). Pike Road Structure Plan, provided by way of a centrally located multi- purposed space. Once credits are applied, a total of 11.3% public x Based on the requirements of Liveable Neighbourhoods, a open space is provided, exceeding the minimum 10% requirement maximum of 0.43 hectares can be restricted use open space of Liveable Neighbourhoods as shown in Table 1 (Land Use Schedule) and a minimum of 1.74 hectares of unrestricted open space. and Table 2 (POS Schedule). The Early Childhood Centre site and the rural-lifestyle lots have all be considered as deductions from the gross x In accordance with water sensitive urban design principles, site area. only approximately 0.11 hectares (approximately 4% of the total POS contribution) of open space will receive drainage A Landscape Masterplan has been prepared by Emerge Associates from the 1 in 1 year to the 1 in 5 year event; in a vegetated as part of the Structure Plan, providing more detail to the planned basin and bio-retention area located to the eastern portion landscaped response for this central area of public open space. This of the open space. The 1 in 5 year event drainage is taken Landscape Masterplan can be found in its entirety at Appendix 3. as restricted use open space in accordance with Liveable Neighbourhoods. The following summarises the key aspects of the public open space provisions based on Liveable Neighbourhoods requirements, with x In accordance with the City of Rockingham Planning Policy a more detailed description of the public open space detailed in 3.4.1 (Public Open Space),the area that is affected by section 3.1.3. stormwater from the 1 in 10 year event is limited to 25% of the total public open space area x The Structure Plan provides 3.11 hectares of centrally located public open space, which serves a shared drainage function, while not compromising the active and passive recreational uses.
2300Rep60E 41 TABLE 1: PIKE ROAD LOCAL STRUCTURE PLAN LAND USE SCHEDULE (Based on 2300-58D-01; March 2014) Gross Site Area1 23.34ha Less Early Childhood Centre 0.98ha Total 0.98ha Net Site Area 22.36ha Deductions2 Total drainage area up to the 1:1 year event 0.65ha Total 0.65ha Gross Subdivisible Area 21.71ha Public Open Space @ 10% 2.17ha 3XEOLF2SHQ6SDFH&RQWULEXWLRQ Minimum 80% unrestricted POS 1.74ha Maximum 20% restricted POS able to be credited 0.43ha 8QUHVWULFWHG2SHQ6SDFH2 Central Open Space 2.34ha Total Unrestricted Use 2.34ha 5HVWULFWHG2SHQ6SDFH2 Drainage area between 1:1 and 1:5 year events not exceeds 20% of total open space area 0.11ha Total Restricted Use Open Space 0.11ha 6XPPDU\ Minimum Unrestricted POS Required 1.74ha Unrestricted Open Space Provided 2.34ha Maximum Restricted Open Space Permitted 0.43ha Restricted Open Space Provided 0.11ha 7RWDO8QUHVWULFWHG 5HVWULFWHG3XEOLF2SHQ6SDFH3URYLVLRQ 2.45ha 7RWDO3XEOLF2SHQ6SDFH3URYLVLRQVDVDRI*URVV6XEGLYLVLEOH$UHD Notes: 1. The gross site area comprises the total area of lot 335, 1001 and the portion of lot 601 zoned ‘Urban’ under the MRS, it excludes the R5 rural-lifestyle lots. 2. In accordance with Liveable Neighbourhoods: the area subject to inundation more frequently than a one year average recurrence interval rainfall event is not included as restricted or unrestricted open space and is a deduction from the net site area (LN R33); areas for the detention of stormwater for a greater than one year average UHFXUUHQFHLQWHUYDOXSWRWKHÀYH\HDUUHFXUUHQFHLQWHUYDOLVUHVWULFWHGRSHQVSDFHXSWRWKHDUHDJUHDWHUWKDQLVDGHGXFWLRQ QRWDSSOLFDEOHLQWKLVFDVH /15 7DEOH DUHDVIRUWKHGHWHQWLRQRIVWRUPZDWHUIRUDJUHDWHUWKDQÀYH\HDUDYHUDJHUHFXUUHQFHLQWHUYDOLVZLWKLQXQUHVWULFWHGRSHQVSDFH /15
42 3.3.2 Water Management x Surface drainage will be via a conventional system of road gullies and underground pipes leading to retention basins The Structure Plan adopts best practice urban water management within public open space. principles through the integration of stormwater detention and LQÀOWUDWLRQ LQWR SXEOLF RSHQ VSDFH FUHDWLQJ PXOWLSXUSRVH DUHDV x Stormwater drainage will be discharged into areas of public without compromising the amenity or functionality. open space, via gross pollutant traps and bubble up structure to improve water quality. In accordance with the WAPC’s Better Urban Water Management Guidelines, 360 Environmental has prepared a Local Water x For the 1 year event Average Recurring Interval (ARI) Management Strategy (LWMS) for the structure plan area, with a stormwater will be retained within stormwater infrastructure copy of this LWMS provided as Appendix 4. (pipe and pit) located within areas of public open space, DOORZLQJQXWULHQWVWULSSLQJDVWKLVZDWHULQÀOWUDWHVRQVLWH The LWMS is a strategy for the management of groundwater quality and stormwater runoff, and follows the District Water Management x For higher frequency storms (up to 5 years ARI), stormwater Strategy (DWMS) that has been prepared for the site and approved UXQRIIZLOOÁRZYLDWKHORFDOSLSHGUDLQDJHV\VWHPOHDGLQJWR by the Department of Water in February 2013. The strategy outlined retention areas within public open space. LQWKH/:06ZLOOWKHQEHUHÀQHGDQGLPSOHPHQWHGDVSDUWRI8UEDQ Water Management Plans (UWMP); which will be prepared at the x For stormwater from 10 year event ARI, stormwater will be time of subdivision. GLVFKDUJHG LQ VSHFLÀFDOO\ GHVLJQHG SXEOLF RSHQ VSDFH RU GUDLQDJHVZDOHVYLDEXEEOHXSSLWVWREHLQÀOWUDWHGRQVLWH Stormwater Management Strategy x For less frequent storm events, up to the 100 year ARI, The LWMS proposes stormwater management that utilises water VWRUPZDWHU ZLOO EH SURYLGHG IRU LQ RYHUODQG ÁRRG ZD\V sensitive design practices; comprising of a series of pipes, bio- comprising of road reserves, drainage channels and swales UHWHQWLRQDUHDVDQGZDWHUUHWHQWLRQDUHDVWRLQÀOWUDWHDQGLPSURYH within public open space. the water quality treatment of stormwater.
x )RULQGLYLGXDOORWVVRDNZHOOVZLOOEHXVHGWRDOORZLQÀOWUDWLRQDW source. For lots less than 300m² a connection into the street drainage system will be required.
2300Rep60E 43 TABLE 2: PIKE ROAD STRUCTURE PLAN - CENTRAL PUBLIC OPEN SPACE SCHEDULE (Based on 2300-58D-01; March 2014) Deductions² 5HVWULFWHG8VH2SHQ6SDFH3 8QUHVWULFWHG2SHQ6SDFH4
² \HDU Area not \HDU Gross Area \HDU ² \HDU Drainage Area \HDU ² \HDU /RFDO2SHQ receiving Gross Area Drainage OHVV \HDU Drainage Drainage DVDRI7RWDO Drainage Drainage 6SDFH$UHD drainage for Area² Drainage Area Area² Area3 2SHQV6SDFH Area² Area3 Area \HDUHYHQW Central POS 31105m² 6530m² 24575m² 7660m² 1130m² 3.6% 23445m² 7960m² 300m²
Notes: 7KH DQG \HDUGUDLQDJHYROXPHVKDYHEHHQVRXUFHGIURPWKH(QYLURQPHQWDO/:06ZLWKGUDLQDJHDUHDVFRQÀUPHGE\-'6L&RQVXOWLQJ(QJLQHHUV 2. Areas subject to inundation more frequently than a one year average recurrence interval rainfall event are not included as restricted or unrestricted open space and are a deduction from the net site area. $UHDVIRUWKHGHWHQWLRQRIVWRUPZDWHUIRUDJUHDWHUWKDQRQH\HDUDYHUDJHUHFXUUHQFHLQWHUYDOXSWRWKHÀYH\HDUUHFXUUHQFHLQWHUYDODUHWUHDWHGDVUHVWULFWHGRSHQVSDFH XSWR $UHDVIRUWKHGHWHQWLRQRIVWRUPZDWHUIRUDJUHDWHUWKDQÀYH\HDUDYHUDJHUHFXUUHQFHLQWHUYDODUHZLWKLQXQUHVWULFWHGRSHQVSDFHDQGUHFHLYHDIXOORSHQVSDFHFUHGLW
44 Ground Water Management x Flush kerbing to be used adjacent public open space.
A preliminary earthworks strategy prepared for the structure plan x Use of bottomless drainage pits to facilitate at source DUHDKDVVXJJHVWHGWKDWVRPHLPSRUWHGÀOOZLOOEHQHHGHGWRREWDLQ LQÀOWUDWLRQ the required levels due to drainage and existing sewer levels. x Hydrozoning and use of Smart Irrigation systems :LWKWKHREMHFWLYHWRNHHSLPSRUWHGÀOOWRDPLQLPXPDQGWRUHWDLQ the general landform of the site, post-development groundwater x Underground storage to be considered at detailed design. OHYHOVDFURVVWKHVLWHDUHQRWH[SHFWHGWRVLJQLÀFDQWO\YDU\IURPWKRVH x Keeping the use of turfed areas to active spaces only. currently found (pre-development). Local groundwater mounds associated with stormwater retention during rain events may occur, Water Supply but these are not expected to alter the subsurface hydrology. With scheme water to be used for domestic use and private garden Water Use Sustainability Measures LUULJDWLRQLWLVLPSRUWDQWWRHQFRXUDJHWKHFRQVHUYDWLRQDQGHIÀFLHQW use of this potable supply at the household scale: The LWMS includes a number of water use sustainability measures WKDWPD[LPLVHWKHHIÀFLHQF\RIZDWHUXVHDFURVVWKHGHYHORSPHQW x Requirement to construct homes consistent with the current and minimise the use of scheme water wherever possible. %XLOGLQJ&RGHVRI$XVWUDOLDZDWHUHIÀFLHQF\DQGVWDQGDUGV :DWHU(IÀFLHQF\0HDVXUHV x (QFRXUDJH WKH XVH RI $$$ ZDWHU HIÀFLHQW DSSOLDQFHV in homes, further supported by the Water Corporation’s Public open spaces and streetscapes will be designed to minimise Waterwise Rebate Program. irrigation requirements as follows: x Promote the establishment of waterwise gardens, smart x Retention of native vegetation and bushland wherever irrigation and the use of alternative water supply systems practicable. (grey water, rainwater tanks). x Use of drought tolerant plant species for the landscaping of open space and streetscapes.
x Improving soil properties and mulching to improve moisture retention.
x 5HWHQWLRQ DQG LQÀOWUDWLRQ RI VWRUPZDWHU RQVLWH ZLWKLQ SXEOLF open space and swales.
2300Rep60E 45 3.3.3 Description of Open Space Area x Allows for the provision of shelter and picnic facilities, accessible from safe pedestrian connections, all nestled The landscape strategy behind the public open space development under retained (mature) vegetation, maximising the is to provide a readily useable, aesthetic and liveable environment available shaded areas. to future residents from day one. Landscaped open space areas shall incorporate features and facilities to both encourage residential x Retained trees will be trimmed to ensure good surveillance growth and to provide public, aesthetic and site character building and to provide the opportunity for a large, safe and amenities to residents. Landscape works shall contain and maximise accessible play element for all ages. both aesthetic and functional uses where possible. x Ground surfaces below retained trees will be cleared of all The landscape strategy for the project consists of carefully designing shrub and then mulched, turfed or paved to create an area a variety of uses via different areas within one centrally located RIORZÀUHULVN public open space. This public open space will be within walking distance of all future residents and the retention of existing trees at Central Area the western end of the site will assist with the immediate amenity. x Comprising a large turf space, providing informal opportunities In broad terms the project site is divided into the areas described for play and informal sport for all ages through the provision below, each offering different function and use but collectively, of a kick-about area. creating one area of truly multi-use open space. x Pedestrian pathways surrounding the turf spaces forms part Western Area of a wider exercise and cycle circuit linking all three areas and the broader path network. x 5HVSRQGVWRWKHVLJQLÀFDQWODQGIRUPULVHIRXQGDWWKLVZHVWHUQ end of the open space, retaining the natural ground levels x Conveys drainage from the adjacent vegetated retention DQGVLJQLÀFDQWWUHHV area, taking stormwater drainage from events greater than 1 in 1 year. x Creates a wide view corridor, as seen from the east, through to the rural land situated on the high ground to the west of Eastern Area the structure plan area; reinforcing the importance of the x Facilitates drainage infrastructure for the site for 1 in 1year site’s natural landform. events in the form of swales and basins. These areas will be vegetated with native wetland species and will add to the overall character and diversity of the development.
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48 x Waterwise native landscaping incorporating hydro zoning The selected tree species are shown on the Street Tree Master Plan, principles to keep irrigation requirements to a minimum. VKRZQDWÀJXUH5RDGVLGHVZDOHVZLOOJHQHUDOO\EHSODQWHGZLWK native shrubs to assist with nutrient stripping. The detailed design for x Creates additional opportunity for seating and pedestrian WKHVHVWUHHWVFDSHDUHDVZLOOEHFRQÀUPHGZLWKWKH&LW\RI5RFNLQJKDP linkages to shelter and picnic facilities in the central area. at detailed design stage.
A detailed Landscape Masterplan has been prepared by Emerge 3.3.5 Plant Species and Irrigation Strategy Associates, and is included as Appendix 3, with a POS Concept Plan VKRZQDWÀJXUH Plant species are proposed to be a mix of endemic native and native species suitable for various zones within the project. Typically 3.3.4 Streetscape Treatment it is expected that the vast majority of plants used will be endemic native species suitable for local conditions. Shade, screening and Streets throughout the project are important elements in promoting character will be created by an over storey of open canopy trees access and the design character of the Pike Road Structure Plan. with a low native shrub planting understorey. Streetscapes throughout the development shall incorporate a variety of treatments in response to the road hierarchy system. In all cases The planting design of all Streetscape and Public Open Space areas landscape works shall incorporate tree planting in accordance with will consist of predominantly endemic native species. Planting design WKHDFFHSWHGWUDIÀFVWDQGDUGV7KHVWUHHWVFDSHFKDUDFWHUVORFDWHG is proposed to include a water sensitive design approach and will also throughout the scheme can be divided into two distinct categories. seek to reduce irrigation rates over the long term to planting areas to promote a longer term water saving strategy for the development. Major Roads which form the arterial routes through and around the development. These typically form the largest and widest Hydrozoning will also provide a supplementary design principle thoroughfares within the development housing parking provision, whereby groups of plants with similar irrigation demand needs will be dual use paths, wide planted verges and median planting strips. JURXSHGWRJHWKHU7KLVZLOOIDFLOLWDWHLUULJDWLRQHIÀFLHQFLHVWKDWFDQEH made across the scheme. Minor Roads within this development form the majority of the access thoroughfares within the structure plan area. These roadways Areas within the drainage swales and retention basins are proposed comprise in the main of large planted verges directly next to the road to be in the main non-irrigated and will be planted with native sedges reserve, with footpaths abutting the lot or POS boundary. Roadways and rushes to facilitate with the drainage engineering required for within the residential areas will generally form part of a narrow street the site design whereby the design by default will slow down any vehicles, making it a safer environment.
2300Rep60E 49 ZZZFOHSODQFRPDX
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6RXUFH (PHUJH % QWV 50 )LJXUH 3.4 Movement Network x Mandurah Road, located east of the structure plan area, is LGHQWLÀHGDVDQ¶2WKHU5HJLRQDO5RDG·UHVHUYDWLRQXQGHUWKH The following section discusses the planned road network for the Metropolitan Region Scheme, with Pike Road connecting to Pike Road Structure Plan area, as outlined in the comprehensive Mandurah Road approximately 180m west of the structure 7UDQVSRUW $VVHVVPHQW XQGHUWDNHQ E\ 7UDQVFRUH WUDIÀF HQJLQHHUV plan area. dated February 2014. A complete copy of the Transcore Transport Assessment can be found as Appendix 5 in the Technical appendices. The residential development immediately north of the structure plan area is serviced by a low speed road network, comprising of 6m wide 3.4.1 Existing Movement Network single carriage way roads, with a local speed limit of 50km/h. Two short spur roads (Maddren Way and Levey Way) have been constructed The characteristics of the existing movement network are as follows: southwards, as future road connections into the structure plan area. x Eighty Road is constructed as a 7.4m wide single carriage Public bus services 564, 567 and 568 connect to Warnbro Train way (two lanes), with a posted speed limit of 60km/h. Access Station and run along Safety Bay Road, approximately 400m north to the existing residential development on the eastern side of the structure plan area, with deviations of routes 567 and 568 also of Eighty Road adjacent to the structure plan area (Settlers connecting to the Baldivis District Shopping Centre. Public bus service Hills) is limited by a priority controlled intersection at Taggert 464 also runs on Arpenteur Drive, off Safety Bay Road, approximately Avenue. 500m east of the structure plan area. x 5HFRUGHGZHHNGD\WUDIÀFÁRZVIURPWKH&LW\RI5RFNLQJKDP Eighty Road and Pike Road are considered a good riding environment (May 2013) and MRWA for Eighty Road are as follows: in accordance with Perth Bike Map series (Department of Transport; - Eighty Road (south of Safety Bay Road): 3300 vpd 2009). - Eighty Road (south of Tranby Drive): 4300 vpd A 2 metre wide shared pathway is located along Huxtable Terrace, - Eighty Road (north of Sixty Eight Road): 2800 vpd running parallel to Eighty Road approximately 100m east of the x Pike Road, connecting Eighty and Mandurah Roads, is structure plan area, with a second shared pathway passing through constructed as a 7.5m wide single carriageway with two rural public open space to Huxtable Terrace near the Eighty Road and standard lanes, also with a posted speed limit of 60km/h. Pike Road intersection. The Eighty Road/Pike Road intersection is simply priority- controlled ‘T’ junction with no turn lanes or splitter islands.
2300Rep60E 51 3.4.2 Planned Road Network study recommending a cross section comprising of 2 x 3.5m WUDIÀF ODQHV DQG [ P RQURDG F\FOH ODQHV JLYHQ WKH Road Network UXUDOLQWHUIDFHWRWKHVRXWKZHVW7UDIÀFLVODQGVPD\DOVREH SURYLGHGLQORFDWLRQVRIVLJQLÀFDQWSHGHVWULDQPRYHPHQW The Transcore Road Hierarchy Plan shows the movement network planned for the Pike Road Structure Plan area which is in accordance x 3LNH5RDGLVDOVRDGHGLFDWHGURDGUHVHUYHLGHQWLÀHGDVD ZLWK/LYHDEOH1HLJKERXUKRRGVDQGLVVKRZQDWÀJXUH Neighbourhood Connector A and which will be upgraded as recommended in the 2005 Baldivis Roads Needs Study, The planned network will provide a robust and permeable layout QDPHO\ [ P WUDIÀF ODQHV DQG [ P RQURDG F\FOH throughout the LSP area, integrating the structure plan with Eighty lanes with no median island. and Pike Roads. Careful consideration has been given to the low density residential development to the north (Woodleigh Grove), x Access Streets within the structure plan area will range in with no public vehicle connections into this estate. width from 14.2m to 20m road reserves; however the majority will be constructed as 15m road reserves with a 6m paved The road network has been planned and modelled based on known carriageway. In accordance with Liveable Neighbourhoods DQGIRUHFDVWWUDIÀFYROXPHVDQGZLOOEHUHÀQHGIXUWKHUDWWKHWLPHRI DQG PRGHOOHG WUDIÀF YROXPHV QR URDG ZLWKLQ WKH VWUXFWXUH subdivision, to relevant City of Rockingham standards. SODQDUHDZLOOEHFODVVLÀHGDERYHWKDWRIDQ$FFHVV6WUHHW It is important to note that the planned road network includes x Laneways shall be a minimum width of 6m to accommodate envisaged connections within adjacent lots 1 and 2 Mandurah Road two way movement and rubbish collection, with visitor which fall outside the structure plan area and are to be developed parking to dwellings abutting laneways to be provided within by others. However, it was considered important to recognise the nearby access street road reserves. eventual development of this land to provide a transparent and robust model. Pedestrian and Cyclist Facilities
The key features of the planned movement network are as follows: The structure plan area will be provided with excellent pedestrian and cyclist facilities that are consistent with Liveable Neighbourhoods: x (LJKW\5RDGLVDOUHDG\DGHGLFDWHGURDGUHVHUYHLGHQWLÀHGDV a Neighbourhood Connector A. The City of Rockingham, as x Shared pathways to be constructed on the northern side detailed in the Baldivis Roads Needs Study, has acknowledged of Pike Road and the western side of Eighty Road, with a that it may need to upgrade Eighty Road, with the Needs minimum width of 2 metres.
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54 x Footpaths to be provided on at least one side of all access Public Transport roads, constructed to a minimum width of 2 metres. The Public Transport Authority has advised that public transport stops x Roads adjacent to the early childhood centre will be cannot be determined until the time of subdivision and development, provided with a 2.5 metre shared pathway. ZKHQ ORW GHVLJQ LV ÀQDO DQG WKDW FXUUHQWO\ WKHUH DUH QR IXWXUHEXV routes proposed within or adjacent to the structure plan area. x Laneways to have footpath access to the visitors parking bays provided in the nearby road reserve. Nonetheless, Eighty Road as a Neighbourhood Connector A does provide the opportunity for future bus services, placing the majority x On-street cycle lanes to be included on Neighbourhood of the structure plan area within a walkable catchment of a public Connector A roads (Eighty and Pike Roads). transport service.
x The pedestrian and cyclist network for the structure plan 3.4.3 Transport Network Analysis area is shown at Figure 13. 'HWDLOHGWUDIÀFPRGHOOLQJKDVEHHQXQGHUWDNHQIRUWKHPRYHPHQW Integration with Surrounding Areas network proposed by the structure plan, demonstrating that the road hierarchy and associated road reserve widths have the capacity The structure plan area will extend into the existing road network, via WR DFFRPPRGDWH WKH H[SHFWHG WUDIÀF YROXPHV IRU WKH XOWLPDWH a number of key connections. development in the year 2031. On the eastern side of the structure plan area, a road connection 7KHIRUHFDVWWUDIÀFYROXPHVDOOIDOOZHOOZLWKLQWKHDFFHSWDEOHOLPLWV will create a roundabout controlled intersection at Eighty Road and outlined by Liveable Neighbourhoods; based on 8 vehicle trips a Taggert Roads. day (vpd) as recommended by the WAPC Transport Assessment Guidelines for Development (2006) and 528 vehicle trips per day for Two road connections to Pike Road to the south have been the early childhood centre (assuming 200 students), which is higher FRQVLGHUHG LQ WKH WUDIÀF PRGHOOLQJ ZLWK RQH RI WKHVH EHLQJ WKH than the trip rate of 2vpd per student typically used for such sites. UHVSRQVLELOLW\ RI $XVWUDODQG VSHFLÀFDOO\ WKDW DGMDFHQW WR WKH HDUO\ It is anticipated that the structure plan will generate approximately childhood centre. 2880 vpd, with some of these being internal trips, including trips to The comprehensive path network within the structure plan area will and from the early childhood centre. also connect to the sourrounds of the structure plan area
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56 Eighty Road, being a Neighbourhood Connector A, is forecast to Eighty Road/Pike Road Intersection experience approximately 4400 vpd and 2600 vpd for the north and southbound directions (as taken from Taggert Avenue, at ultimate On the advice of the City of Rockingham, a roundabout upgrade is development in the year 2031) respectively, which is well within the proposed at the intersection of Eighty and Pike Roads. acceptable limits set by Liveable Neighbourhoods. Similarly Pike A capacity analysis was undertaken using the SIDRA intersection Road is expected to accommodate 5400 vpd, which is still within modelling tool, indicating that these intersections will operate acceptable limits for this category of road. satisfactorily at peak periods at full development (2031). 7KH WUDIÀF YROXPHV RQ WKH SURSRVHG VWUHHWV FRQQHFWLQJ WR WKH Internal Intersections Woodleigh Grove development to the north are low, aided by road treatment to reduce volumes into this residential development. There is only one four-way intersection proposed within the structure plan area. ,W LV LPSRUWDQW WR QRWH WKDW WKHVH WUDIÀF YROXPHV DUH EDVHG RQ an envisaged road network that includes adjacent lots 1 and 2 This four-way intersection will be constructed as a priority controlled Mandurah Road which fall outside the structure plan area and are intersection, with Give Way signs to the minor road approaches, in to be developed by others, along with the Eighty Road and Taggert accordance with Liveable Neighbourhoods. Road roundabout. This ensures a transparent and robust model.
3.4.4 Intersection Treatments 3.5 Education Facilities
Figure 14 details the proposed intersection treatments within the The Department of Education has requested the creation of an structure plan area. early childhood centre site within the structure plan area, to ease the student number pressures on nearby schools within the locality. Eighty Road/Taggert Road Intersection The Department has indicated that this early childhood centre is expected to cater for approximately 200 children ranging from KP The proposed access road to Eighty Road will create a four way through to K3. intersection with Eighty Road and Taggert Avenue, which connects into Settlers Hills. A four-way roundabout is proposed for this In direct response to the request of the Department, a site is being LQWHUVHFWLRQWRPDQDJHWUDIÀFPRYHPHQWVDQGFRQWUROWUDIÀFVSHHGV provided for within the structure plan area, located at the corner of along Eighty Road. Splitter islands for the roundabout will facilitate Eighty and Pike Roads, with two roads to the north and west providing improved pedestrian crossing at this intersection. the centre with good access and circulation. The preliminary earthworks strategy demonstrates that the site will be level and serviced for future development.
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58 The Department of Education has indicated its support for the size The City of Rockingham Planning Policy 3.1.2 Local Commercial DQGORFDWLRQRIWKHHDUO\FKLOGKRRGFHQWUHVLWHDQGKDVFRQÀUPHG Strategy does encourage the provision of local centres where that this site will satisfy the pro-rata contribution for an educational opportunities may arise, to provide a level of local convenience, and facility, outlined in the WAPC Development Control Policy 2.4: School does indicatively locate a local centre within the structure plan area Sites. along Pike Road.
In general, the viability of local centres is typically determined by: $FWLYLW\&HQWUHVDQG(PSOR\PHQW x The residential population within a walkable catchment; $V EULHÁ\ GLVFXVVHG LQ VHFWLRQ WKH 3LNH 5RDG 6WUXFWXUH 3ODQ is located in close proximity to a number of proposed activity x The amount of passing trade; and centres and employment nodes, ensuring excellent accessibility to commercial services, and providing good opportunities to meet x Competition with other centres in the locality. HPSOR\PHQW VHOIVXIÀFLHQF\ WDUJHWV VHW RXW LQ 'LUHFWLRQV DQG Beyond. The City’s Local Commercial Strategy states that to make a local centre commercially viable it generally requires up to 5000 residents The Rockingham and Mandurah Strategic Metropolitan Centres and within a walkable catchment. the Kwinana Secondary Centre are all easily accessible from the structure plan area, and offer employment opportunities and access The Pike Road Structure Plan is accommodating a number of rural to retail, commercial and community services. Likewise the Baldivis lifestyle lots along the north boundary, an early childhood centre District Centre on Safety Bay Road is also located only 2km from the and a Western Power Sub Station, all bound by rural land to the structure plan area with a small local centre situated on Osgood Way south and west; which simply reduces the catchment far below the in Settlers Hills (Baldivis), providing another choice in local amenity. Policy’s acknowledged criteria.
This hierarchy of existing Centres, as well as a number of major existing In addition, with the Rockingham, Mandurah, Kwinana and Baldivis and proposed employment nodes in proximity to the structure plan District Centre all readily accessible, as well as the nearby Settlers area; including Western Trade Coast, Kwinana Industrial Area and Hills Centre offer a more local facility, future residents have choice the Australia Marine Complex, Latitude 32 Industrial Estate and regarding commercial facilities. North-East Baldivis provide opportunities for residents, and a much The provision of a local centre within the structure plan area would be needed increase to the employment catchment for these important commercially unviable on the basis of the limited catchment being employment nodes. offered by the development, the number of established centres located elsewhere within the wider locality and the lack of passing vehicle trade.
2300Rep60E 59 3.7 Earthworks and Servicing walls along the north-western portion of the development area will allow for the retention of as many of the existing The following section summarises the engineering considerations for WUHHVDVSRVVLEOHLQDQDUHDVXEMHFWWRVLJQLÀFDQWVORSH the structure plan area, based on the Engineering Servicing Review undertaken by JDSi Consulting Engineers, dated February 2014. x The remaining areas of more gentle slope will be provided with This review shows that the site can be earth worked in a manner VWDQGDUGÁDWORWOHYHOVWRUHGXFHUHWDLQLQJDQGFRQVWUXFWLRQ that responds to the landform of the site, and readily serviced. A costs, allowing for more affordable housing. complete copy of the JDSi Engineering Servicing Review is included as Appendix 6. :KLOH LW LV DQWLFLSDWHG WKDW VRPH LPSRUWHG ÀOO ZLOO EH UHTXLUHG WKH preliminary earthworks concept will attempt for a near balanced cut 3.7.1 Earthworks Strategy WRÀOOVFHQDULRWRUHGXFHLPSRUWFRVWV
A preliminary earthwork concept plan has been prepared showing 3.7.2 Waste Water that site works within the LSP area will generally comprise of earth working the existing ground surface to facilitate the required levels 7KH :DWHU &RUSRUDWLRQ KDV FRQÀUPHG WKDW WKH 3RLQW 3HURQ for development. Wastewater Treatment Plant has capacity to service the LSP area, KRZHYHUXOWLPDWHO\VHZHUÁRZVZLOOEHUHGLUHFWHGWRWKHSODQQHG(DVW ,Q RUGHU WR UHFRJQLVH WKH VLJQLÀFDQW ULGJH ODQGIRUP DORQJ WKH Rockingham Wastewater Treatment Plan (WWTP), with government western edge of the structure plan area, and to allow for roads and funding now allocated for construction of this treatment plant and development sites to be graded to the existing topography, the which is expected to be operational in 2016. following responsive principles are to be adopted: The LSP area will be serviced by way of two existing connection points x &UHDWHÀQLVKHGOHYHOVZLWKLQWKH/63DUHDWKDWDFFRPPRGDWHV located in Maddren Way and Levey Way, to the north-east and gravity-reliant infrastructure to maximise drainage and sewer QRUWKZHVWRIWKHVLWHUHVSHFWLYHO\7KHVHFRQQHFWLRQSRLQWVERWKÁRZ HIÀFLHQFLHV to the Baldivis South Pump Station 3, which currently pumps to the Point Peron Wastewater Treatment Plant, but as mentioned above, x The large lifestyle lots along the northern boundary of the will be redirected to the East Rockingham Wastewater Treatment structure plan area will retain the local topography, to match Plan (once operational). into the adjoining landholding to the north and to provide PD[LPXPÁH[LELOLW\IRUWUHHUHWHQWLRQ
x &DUHIXOO\ FRQVLGHUHG ÀQLVKHG VXUIDFH OHYHOV DQG UHWDLQLQJ
2300Rep60E 61 3.7.3 Water Supply 3.7.5 Gas Supply
7KH:DWHU&RUSRUDWLRQKDVFRQÀUPHGWKDWWKHVWUXFWXUHSODQDUHD Advice from Atco Gas, being the responsible service provider for can be serviced by the existing reticulated water system infrastructure reticulated gas, is that the LSP area can be serviced from three within the area, which consists of a 500mm diameter main running 100mm medium pressure gas mains which are already situated along the western side of Eighty Road and a 200mm diameter along Eighty Road and within the Levey Way and Maddren Way distribution main along the eastern side of Eighty Road and Teesdale road reserves located immediately north. Way, with water supply to be from the Tamworth-Karnup Scheme. 3.7.6 Telecommunications Development will be serviced from the 200mm diameter distribution main along Eighty Road, with long term planning undertaken by Current Federal Government telecommunication policy has Water Corporation showing the 500mm diamater main along Eighty VHHQ WKH RZQHUVKLS RI GHOLYHULQJ WKH ZKROHVDOH ÀEUH WR WKH KRPH Road being extended westwards down Pike Road through to system transferred to the Government. Telstra has advised that it is Mandurah Road. anticipated that telecommunications can be provided through the NBN Co, with the structure plan area surrounded by existing pit and While development of the Pike Road Structure Plan is not contingent pipe communications infrastructure. on the extension of the 500mm diameter main along Pike Road, as set out in the Water Corporation’s infrastructure planning for the General communications services for the structure plan area will locality, it will nonetheless provide additional security to water supply comprise of the proponent being responsible for the installation of pit in the area. DQGSLSHLQIUDVWUXFWXUHZLWKWKH1%1&RWRWKHQLQVWDOOWKHÀEUHRSWLF infrastructure. 3.7.4 Power Supply Post construction and due to potential NBN Co rollout programming The existing power network within the vicinity has capacity to service delays, interim services and internet will be provided via wireless the structure plan area, with an existing HV feeder running along broadband serves and existing Telstra assets located in Pike and Eighty Road and Pike Road to be extended; providing electricity Eighty Roads. supply to the structure plan area.
Power supply will be provided by the Waikiki Substation, located approximately 6km from the site, with the capacity forecast indicating adequate allocation for at least 5 years. Once additional capacity is required, the future Baldivis Zone Substation can be constructed on the adjacent lot 3001, which is owned by Western Power, ensuring ongoing power supply.
2300Rep60E 63 www.cleplan.com.au
This Plan has been prepared for illustrative purposes only and represents an TINCOMBE 59 41 indicative land use concept of what may occur,55 once and if appropriate5 6 60 GROVE approvals are in place. The proposals depicted on this Plan generally have MADDREN WAY CHANDLER RAMBLE no formal approval status and can be varied by CLE or the landowner 64
without notice. This Plan remains the property of CLE. LEVEY WAY 53 65 63 54 52 51 50 68 66 62 55 48 67 61 56
49
780 43
42 41 22
23 21 601 24 20 25 19 2 31 26
32 27 30 33 16 29 28 This page is left blank intentionallyPublic Open Space 34 15
335 6 35 1014 36 5 13 781 7 4 12 8 1 3 17 9
MANDURAH ROAD 2 250 10 227 226 274 251 1 225 228 275 252 224 229 1 253 276 223 277 254 222 470 221 1001 279 349 220 255 278 348 350 256 351 356 257 347 258 352 357 259 346 358 353 374 260 LEGEND 359 373 375 INDICATIVE CONCEPT ONLY. LANDOWNER 360 TO PROVIDE 10% POS AS PER LIVEABLE 345 376 Traditional Lots NEIGHBOURHOODS. 354 372 479 361 371 377 Cottage Lots 370 2 Westernpower 344 Substation 478 355 Lifestyle Lots 362 369 3001 388 387 389 386 Public Open Space Educational 390 385 477 363 368 384 Staging Boundary 38 391 394 367 393 395 364 396 397 392 398 PIKE ROAD 365 366
2300-86A-01 (01.07.2014), nts 64 Figure 15 3.7.7 Staging and Implementation
It is anticipated that the Pike Road Structure Plan will be implemented to match market demand. Initially development will be focused within the north-eastern portion of the structure plan area, to facilitate the construction of the estate entry off Eighty Road and easy extension of necessary services. Development will then typically proceed in an east to west fashion, providing for the progressive and logical extension to the estate. An indicative staging plan is shown as Figure 15.
The Pike Road Structure Plan will provide the planning framework for subsequent subdivision, with the table below setting out further documentation required to be undertaken by the landowner as part of future development.
Documentation $SSURYDO6WDJH $SSURYLQJ$XWKRULW\ Urban Water City of Rockingham & Subdivision condition Management Plan Department of Water Department of Contamination Subdivision condition Environment Investigation Regulation Geotechnical Subdivision condition City of Rockingham Report Earthwork Plan Subdivision condition City of Rockingham Fire Management Plan Subdivision Condition City of Rockingham (identifying BAL Standards) Detailed Area Subdivision condition City of Rockingham Plans
2300Rep60E 65 6310 LOT 123 PIKE ROAD STRUCTURE PLAN AMENDMENT 4$''(1'80 Lot 123 Pike Road, Baldivis November 2015 Spatial Property Group
ROCK/2015/2 LOT 123 PIKE ROAD, BALDIVIS NOVEMBER 2015
Prepared for: Spatial Property Group Unit 1/896 Canning Highway APPLECROSS WA 6153 T: 6555 2000 E: [email protected]
Prepared by: Creative Design + Planning 28 Brown Street EAST PERTH WA 6004 T: 9325 0200 F: 9325 4818 E: [email protected]
In Collaboration With: Development Engineering Consultants 3/123A Colin Street WEST PERTH WA 6005 T: 9481 1900 F: 9481 1700 Coterra Environment 2/460 Roberts Road SUBIACO WA 6008 T: 9381 5513 F: 93815514 E: [email protected] Strategen PO Box 243 SUBIACO WA 6904 T: 9380 3100 F: 9380 4606 E: [email protected] Emerge Associates Suite 4, 6 Centro Ave SUBIACO WA 6008 T: 9380 4988 F: 9380 9636 E: [email protected] Transcore Po Box 42 SUBIACO WA 6904 T: 9382 4199 F: 9382 4177 E: [email protected]
DOCUMENT STATUS
VERSION COMMENT PREPARED BY REVIEWED BY REVIEW DATE APPROVED BY ISSUE DATE Revision 1 Lodgement TV KB 25.08.2015 KB 27.08.2015 Revision 2 Advertising TV KB 05.11.2015 KB 11.11.2015 Revision 3 WAPC Approval TV KB 22.09.2016 KB 22.09.2016
Disclaimer and Copyright This document was commissioned by and prepared for the exclusive use of Spatial Property Group. It is subject to and issued in accordance with the agreement between Spatial Property and CD+P. CD+P acts in all professional matters as a faithful advisor to its clients and exercises all reasonable skill and care in the provision of professional services. The information presented herein has been compiled from a number of sources using a variety of methods. Except where expressly stated, CD+P does not attempt to verify the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents. This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of CD+P.
Our Ref: W:\CD+P 2016\SpgPr\STRUCTURE PLAN\september 2016 WAPC Modifications\160922 Structure Plan Amendment Report.docx
Table 1: Table of Modifications to Part One and Structure Plan Map
DATE ENDORSED DESCRIPTION OF DATE ENDORSED BY MODIFICATION BY NO. MODIFICATION COUNCIL WAPC
Modification 1 Modification 2 Modification 3
EXECUTIVE SUMMARY This Structure Plan Amendment has been prepared to guide the subdivision and development of some 3ha of land on Lot 123 Pike Road, Baldivis, within the City of Rockingham (the City) municipality. Coljohn Pty Ltd is the registered landowner of the subject land. The Structure Plan Amendment has been prepared on behalf of Spatial Property Group (representing Coljohn Pty Ltd) by the following specialist consultant team: x Creative Design + Planning – urban design, town planning x Development Engineering Consultants – engineering x Coterra – environment & hydrology x Emerge Associates – landscaping x Strategen – bushfire management x Transcore– traffic and transport analysis Purpose This purposes of this Structure Plan Amendment is to incorporate Lot 123 Pike Road into the neighbouring approved Structure Plan, Lot 335 Eighty Road, Lot 1001 Pike Road and a portion of Lot 601 Mandurah Road Baldivis. The Structure Plan was approved by the Western Australian Planning Commission on the 22nd December 2014 and adopted by the City on the 14th January 2015.
SECTION NUMBER ITEM DATA REFERENCED WITHIN THE STRUCTURE PLAN REPORT
Total area covered by the ODP 3.0787 ha 1.2 Area of each land use proposed: Residential (Nett) 1.9336ha 4.2 Roads 0.6559ha POS 0.4891ha Estimated lot yield 34 lots 4.3 Estimated number of dwellings 54+ dwellings 4.3 17 dwellings/gross urban zone 1 Estimated residential density 4.3 27 dwellings/site hectare 2 Estimated population (based on 2.8 persons per 151 people 4.3 dwelling) Estimated area and number: 4.7 Local Parks 1 parks @ 0.4891ha
FOOTNOTES:
1 Gross Urban Zone’ refers to the definition under WAPC’s Directions 2031 and supporting documents. 2 ‘Residential Site Hectare’ refers to the definition under Element 1 of WAPC’s Liveable Neighbourhoods.
CONTENTS
1 Planning Background ...... 1 1.1 Purpose ...... 1 1.2 Land Description ...... 1 Location ...... 1 Area & Land Use ...... 1 Legal Description & Ownership ...... 1 1.3 Planning Framework ...... 1 Zoning & Reservations ...... 1 1.3.1.1 Metropolitan Region Scheme ...... 1 1.3.1.2 City of Rockingham Town Planning Scheme No.2 ...... 1 Regional & Sub Regional Structure Plans and Strategies ...... 1 1.3.2.1 Directions 2031 ...... 1 1.3.2.2 Draft Outer Metropolitan Perth & Peel Sub-Regional Strategy ...... 1 Statement of Planning Policy 2.1 - Peel Harvey Coastal Plain Catchment ...... 7 Draft State Planning Policy 3.7 – Planning for Bushfire Risk Management and Draft Planning for Bushfire Risk Management Guidelines – 2014 ...... 7 Local Planning Framework ...... 7 1.3.5.1 Rockingham Urban Growth Program ...... 7 City of Rockingham Developer Contribution Plan No. 2 ...... 7 City of Rockingham Local Planning Policy 3.4.1 – Public Open Space ...... 7 Relevant Council Policies ...... 8 Existing Structure Plans ...... 8 2 Site Conditions & Constraints ...... 9 2.1 Historical Land Use ...... 9 Topography ...... 9 2.2 Landform & Soils ...... 9 2.3 Acid Sulfate Soils ...... 9 2.4 Contamination ...... 9 2.5 Groundwater & Surface Water ...... 9 Groundwater ...... 9 2.5.1.1 Levels ...... 9 2.5.1.2 Quality ...... 9 Surface Water and Wetlands ...... 10 2.6 Vegetation and Flora ...... 10 2.7 Bush Forever ...... 10 2.8 Fauna and Habitat ...... 10 2.9 Heritage ...... 10 3 Context Analysis ...... 12 3.1 Context & Other Land Constraints ...... 12 3.2 Local Context ...... 12 3.3 Movement Network ...... 12 Existing Road Network ...... 12 Existing Public Transport ...... 12 Existing Pedestrian and Cyclist Networks ...... 12 3.4 Activity and Employment Centres ...... 12 3.5 Education ...... 13 4 Proposed Amendment to Structure Plan ...... 15 4.1 Subdivision and Development Requirements ...... 15 4.2 Local Development Plans ...... 15 4.3 Other Requirements ...... 15 4.4 Design Philosophy ...... 15 4.5 Land Use Composition ...... 15 4.6 Dwelling Forecasts ...... 16 Directions 2031 ...... 16 Liveable Neighbourhoods Forecasts ...... 16 4.7 Bushfire Management ...... 16 4.8 Proposed Movement Networks ...... 17
Pike Road ...... 17 Access Streets ...... 18 Public Transport ...... 18 Pedestrian and Cyclist Facilities ...... 18 4.9 Public Open Space ...... 18 4.10 Water Management ...... 20 5 Infrastructure Coordination & Servicing ...... 21 5.1 Earthworks & Retaining Walls ...... 21 5.2 Roads ...... 21 5.3 Drainage ...... 21 5.4 Groundwater ...... 21 5.5 Power ...... 21 5.6 Water Supply ...... 22 5.7 Sewer ...... 22 5.8 Telephone ...... 22 5.9 Gas ...... 22
PLANS Plan 1 Structure Plan Plan 2 Structure Plan Extract – Lot 123 Plan 3 Concept Plan – Lot 123 Pike Road Plan 4 Concept Plan – Lots 335 Eighty Road, Lots 1001 and 123 Pike Road and Portion of Lot 601 Mandurah Road, Baldivis
APPENDICES Appendix 1 Certificate of Title Appendix 2 Fire Management Plan Appendix 3 Environmental Summary Report Appendix 4 Local Water Management Strategy Appendix 5 Transport Assessment Appendix 6 DFES Advice Appendix 7 Servicing Report
FIGURES Figure 1: Approved Structure Plan - Lots 335 Eighty Road, Lots 1001 Pike Road and Portion of Lot 601 Mandurah Road, Baldivis Figure 2: Location Plan Figure 3: Metropolitan Region Scheme Zoning Figure 4: City of Rockingham TPS2 Zoning Figure 5: Outer Metropolitan Perth & Peel Sub-Regional Structure Plan Figure 6: Orthophoto Figure 7: Context Plan Figure 8: Landscape Master Plan
ABBREVIATIONS AHD Australian Height Datum ASS Acid Sulfate Soils BAL Bushfire Attack Level BPZ Bushfire Protection Zone City City of Rockingham CBD Central Business District CCW Conservation Category Wetland DAA Department of Aboriginal Affairs
DCA Development Control Area DEC Department of Environment and Conservation DER Department of Environment Regulation DFES Department of Fire and Emergency Services DoP Department of Planning DotE Federal Department of Environment DoW Department of Water DPaW Department of Parks and Wildlife EAR Environmental Assessment Report EPA Environmental Protection Authority FMP Fire Management Plan ha Hectare km kilometre LDP Local Development Plan LWMS Local Water Management Strategy MRS Metropolitan Region Scheme OMSRS Outer Metropolitan Perth and Peel, Sub-Regional Strategy PFBFP Planning for Bush Fire Protection Guidelines Edition 2 POS Public Open Space TPS2 City of Rockingham Town Planning Scheme No.2 UWMP Urban Water Management Plan WC Water Corporation WAPC Western Australian Planning Commission
Explanatory Section LOT 123 PIKE ROAD AMENDMENT TO STRUCTURE PLAN 1. Planning Background 2. Site Conditions and Constraints 3. Context Analysis 4. Proposed Amendment to Structure Plan 5. Infrastructure Co-ordination and Servicing
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Schedule 9 of the Scheme requires an approved EXPLANATORY SECTION Structure Plan together will all approved amendments and local development plans, where applicable, in order to guide subdivision and 1 Planning Background development for land located within ‘Development Area 41’. 1.1 Purpose The subject land forms part of Development The purpose of this Structure Plan Amendment is to Contribution Area (DCA) No 2 and is therefore incorporate Lot 123 Pike Road, Baldivis (subject subject to development contribution requirements as land) into the approved Lot 335 Eighty Road, Lot outlined within Clause 5.6, Schedule 12 of the 1001 Pike Road and Portion of Lot 601 Mandurah Scheme and DCA No. 2 Map. The provisions Road Structure Plan (refer Figure 1). applying to the DCA apply in addition to the provisions applying to any underlying zone or The information contained in this section provides reserve and general provisions of the Scheme. justification and support for the comprehensive and co-ordinated design response provided for the The liability for cost contributions applies in Structure Plan Amendment. accordance with Clause 5.6.14 of the Scheme.
1.2 Land Description Regional & Sub Regional Structure Plans and Strategies Location 1.3.2.1 DIRECTIONS 2031 The subject land is located on the eastern side of Mandurah Road is located on the northern side of Directions 2031, the WAPC’s strategic planning Pike Road, approximately 2km west of the Baldivis framework document for Metropolitan Perth and District Centre, 6.5km south-east of the Rockingham Peel, is a high level strategic plan that establishes a Strategic Metropolitan Centre and 40km south of the vision for the future growth of the Perth and Peel Perth Central Business District (CBD) (Figure 2 region. It provides a framework to guide the detailed refers). planning and delivery of housing, infrastructure and services necessary to accommodate that growth. Area & Land Use The subject land is identified within the ‘South-west sub-region’, which is expected to grow by 70,000 The subject area comprises 3.0787ha, and was people, to a total population of 278,000. Based on a historically used for rural purposes. ‘Connected City’ scenario, a growth target of 15 dwellings per gross urban zoned hectare is set by Legal Description & Ownership Directions 2031. The subject land is identified as Lot 123 Pike Road, Baldivis on Deposited Plan 400838, Vol 2848, Fol 1.3.2.2 DRAFT OUTER METROPOLITAN PERTH 269. The registered land owner is Coljohn Pty Ltd. & PEEL SUB-REGIONAL STRATEGY The relevant Certificate of Title is attached in The Outer Metropolitan Perth and Peel, Sub- Appendix 1. Regional Strategy (OMSRS) (refer Figure 5) provides a framework for delivering the objectives of 1.3 Planning Framework Directions 2031. The document provides a more detailed analysis in terms of strategic plans of action, stakeholder responsibilities and timeframes for Zoning & Reservations delivery of development within the metropolitan corridors. 1.3.1.1 METROPOLITAN REGION SCHEME Situated within the ‘South-west sub-region’, the Pursuant to the Metropolitan Region Scheme (MRS), OMSRS identifies the subject land and adjoining the subject land is zoned ‘Urban’ (Figure 3 refers). approved Structure Plan as BA5 which is projected to supply in excess of 300 dwellings. 1.3.1.2 CITY OF ROCKINGHAM TOWN PLANNING SCHEME NO.2
Under the City’s Town Planning Scheme No.2 (TPS2) the subject land is zoned ‘Development’ and forms part of Development Area 41. (Figure 4).
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Local Planning Framework Statement of Planning Policy 2.1 - The following City Structure Plans, Strategies, and Peel Harvey Coastal Plain Catchment Local Planning Policies are relevant to the subject The objectives of this policy are to: land: x Improve the social, economic, ecological, 1.3.5.1 ROCKINGHAM URBAN GROWTH aesthetic, and recreational potential of the PROGRAM Peel - Harvey coastal plain catchment. The Rockingham Urban Growth Program was x Ensure that changes to land use within the developed in 2009, by the City and consisted of the catchment to the Peel – Harvey estuarine following: system are controlled so as to avoid and minimise environmental damage. x an audit of existing population and dwelling data, and previous growth patterns; x Balance environmental protection with the economic viability of the primary sector. x an audit of existing Structure Plans and subdivision approvals; x Increase high water using vegetation cover within the Peel - Harvey coastal plain x liaison with owners and developers of land catchment. zoned (or proposed to be zoned) for urban development to establish their intended timing x Reflect the environmental objectives in the and staging of development; and Environmental Protection (Peel Inlet -Harvey Estuary) Policy 1992. x a summary of expected future urban growth. x Prevent land uses likely to result in excessive The subject land was identified to be developed nutrient export into the drainage V\VWHP between 2017-2021.
The Structure Plan Amendment incorporates Water City of Rockingham Developer Sensitive Urban Design principles and Best Management Practice to prevent excessive nutrient Contribution Plan No. 2 export into the drainage system and will improve The subject land falls within Developer Contribution social, aesthetic, environmental and recreational Area (DCA) 2. Development Contribution Plan No.2 potential within the catchment while aiming to will assist in the funding of community infrastructure balance environmental protection with economic by requiring landowners to pay a contribution when viability within the region. their land is subdivided or developed. The introduction of developer contributions is provided Draft State Planning Policy 3.7 – for by State Planning Policy No.3.6 - Developer Planning for Bushfire Risk Contributions for Infrastructure. Management and Draft Planning for Bushfire Risk Management Guidelines The requirement for developer contributions is – 2014 prescribed under Schedule 12 of the City's TPS2. Under Developer Contribution Plan No.2 the The primary focus of these guidelines is to ensure Structure Plan is located within the ‘Baldivis North that bush fire hazards are considered in planning Sub-Area’. Developer contributions are to be decisions at all stages of the planning process; to avoid increased fire risk to life and property. addressed at the subdivision stage or before the construction of dwellings commences. The Structure Plan Amendment road and cell design has been influenced by a detailed Fire Management City of Rockingham Local Planning Plan (FMP) (Appendix 2 refers). The FMP provides Policy 3.4.1 – Public Open Space guidance for detailed subdivision design to ensure all fire mitigation strategies, such as appropriate Local Planning Policy 3.4.1 – Public Open Space has building setbacks, landscaping and interface been prepared to address the design, location and treatment of the zone between the bushland and maintenance of public open space (POS) to an residential development are achieved. acceptable standard.
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Relevant Council Policies The following check-list of Council Policies and Procedures has informed the Structure Plan Amendment design and/or will be considered as part of subdivision staging, Sales Office/Display Village development and ultimate residential built form: x Policy 3.3.7 Display Home Centres x Policy 3.3.20 Residential Design Codes x Policy 3.4.2 Subdivision Fencing x Policy 7.2 Local Bushland Strategy x Procedure 1.9 Detailed Area Plans
Existing Structure Plans Approved by the WAPC on the 22nd December 2014 and adopted by the City on the 14th January 2015 the Lot 335 Eighty Road and Lot 1001 Pike Road and Portion of Lot 601 Mandurah Road Structure Plan covers a cell of approximately 25ha (refer Figure 1). The approved Structure Plan is bound by Eighty Road to the east, Pike Road to the south, Woodleigh Grove ‘Special Residential’ Estate to the north, and land zoned rural to the north-west. The subject land is located along the south western boundary of the approved Structure Plan area. The approved Structure Plan incorporates a range of residential densities (R5 to R40), POS and a 1ha Early Childhood Centre site (located in the south- eastern corner).
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2 Site Conditions & 2.4 Contamination The DER’s online Contaminated Sites Database Constraints (DER, 2015) was searched for known or suspected contaminated sites. No known or suspected An Environment Summary Report (ESR) had been contaminated sites were identified within or in the prepared by Coterra Environment in support of the near vicinity of the subject land. proposed amendment to the adopted Lot 335 Eighty Road and Lot 1001 Pike Road and Portion of Lot 601 The EPA provided advice on the MRS amendment Mandurah Road Structure Plan. The ESR has been relevant to the subject land, regarding potential revised to include Lot 123 Pike Road. A summary of contamination due to previous landuses. This advice the key findings of the ESR is provided below. The is considered to be targeting those lots nearby the detailed findings of the ESR are contained under subject area that had previously supported market Appendix 3. gardens. An Orthophoto of the subject land and its surrounds It is not expected that the subject land will require is included as Figure 6. further investigation with regard to contamination.
2.1 Historical Land Use 2.5 Groundwater & Surface Water The subject land has historically been parkland Groundwater cleared and used for grazing horses. Market gardening has not been undertaken on the subject 2.5.1.1 LEVELS land. The Perth Groundwater Atlas (DoW, 2015) indicates Topography that the subject land is underlain by three primary aquifers – Perth Superficial Swan Aquifer, Perth Topographic elevation across the subject land Confined Leederville Aquifer and Perth Confined ranges from approximately 8 to 14m Australian Yarragadee Aquifer. The maximum groundwater Height Datum (AHD), with the highest point occurring level is likely to be in the order of 3.5m AHD (DoW, at the western boundary. 2015). This indicates a separation distance to groundwater of between 4 and 11m across the 2.2 Landform & Soils subject land. The Department of Minerals and Energy (2000) Groundwater level and quality monitoring has been mapping (Refer to Appendix 3) indicates that the undertaken on the neighbouring development (Lots subject land contains two natural soil types of the 1001 and 335 Pike Road) intermittently from Spearwood and Tamala soil systems, consisting of: September 2010 to September 2014. Bore MW1 is located on the boundary of the subject land and Lot x Sand (S7): pale yellowish brown, medium to 1001, in proximity to the subject land’s low point. coarse-grained, sub-angular to wellrounded quartz, trace of feldspar, shell debris, variably The results of the monitoring indicate a maximum lithified, surface kankar, of eolian origin; and, groundwater level of 1.83m AHD at MW1 over the monitoring period. The Local Water Management x Limestone (LS1): pale yellowish brown, fine to Strategy (LWMS) (Appendix 4) provides the data coarse-grained, sub-angular towell rounded, collected at MW1 in further detail (Coterra quartz, trace of feldspar, shell debris, variably Environment, 2015). lithified, surfacekankar, of eolian origin. 2.5.1.2 QUALITY 2.3 Acid Sulfate Soils The Perth Groundwater Atlas (DoW, 2015) indicates According to Acid Sulfate Soil (ASS) risk mapping that groundwater salinity of the superficial aquifer sourced from the CSIRO $XVWUDOLDQ6RLO 5HVRXUFH ranges from 1000 mg/L to 1,500 mg/L TDS across ,QIRUPDWLRQ 6\VWHP (ASRIS) database, the subject most of the subject land, which is considered land is identified as having ‘no known occurrence of brackish. AASS and PASS occurring’ (CSIRO, 2015). As indicated in Section 4.4.1.1, groundwater The DER ASS Risk Mapping confirms these results, monitoring has been undertaken intermittently on indicating that the subject area generally has a ‘Low neighbouring Lots 1001 and 335 Pike Road from to Nil risk’ of ASS occurring within 3 m of the soils September 2010 to June 2014. Groundwater surface (DER, 2015). The nearest areas of high ASS samples collected were analysed for a range of risk are associated with Lake Walyungup to the west physical and inorganic parameters including and a sumpland that occurs to the south-east, which nutrients, ions and metals. both occur within 200 – 250m of the subject area.
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The monitoring results indicate that the groundwater A search of the DPaW NatureMap database (DPaW, quality is generally within the ANZECC (2000) 2015) for potential significant fauna occurrences guidelines for long term irrigation. Total within 2km of the subject area was undertaken. A phosphorous concentrations are elevated above the 2km radius search was also undertaken of the long term guidelines however they are within short (QYLURQPHQW 3URWHFWLRQ DQG %LRGLYHUVLW\ term guidelines. This is representative of the existing &RQVHUYDWLRQ $FW (EPBC Act) Protected agricultural land use. Aluminium and iron Matters Search Tool (administered by the federal concentrations are elevated above long and short Department of the Environment (DotE) (DotE, 2015). term irrigation guidelines. All water quality Twenty-two fauna species of conservation monitoring results can be found within the LWMS significance were listed as potentially occurring (Appendix 4). within the broader subject area, of which 17 are listed under the EPBC Act as Matters of National Surface Water and Wetlands Environmental Significance (NES). A search of the Department of Parks and Wildlife The site visit undertaken in May 2015 found (DPaW) geomorphic wetlands database indicated approximately 30 trees (11 jarrahs and 19 tuarts) that no wetlands occur within the subject land. onsite. Fauna habitat onsite is limited by the lack of understorey vegetation with the vegetation of the Lake Walyungup, a Conservation Category Wetland subject area consisting of parkland cleared tuart and (CCW) also protected under the (QYLURQPHQWDO jarrah woodland (scattered trees over weedy 3URWHFWLRQ 6ZDQ&RDVWDO3ODLQ/DNHV 3ROLF\ , grasses). These trees present onsite may provide is situated approximately 250m to the west of the some avifauna habitat opportunities. Black subject land. A Resource Enhancement category Cockatoos are a bird species of conservation sumpland also occurs approximately 200m to the significance which is known to occur in this general south-east of the subject land. These wetlands, like area. No evidence of Black Cockatoo foraging or others occurring in this area, are surface expressions breeding (chewed nuts / cones, hollows with outer of the unconfined aquifer. edge scratchings etc.) was observed during the site There are no other natural watercourses or visit. There are no other notable fauna habitats waterbodies within or near the subject area. within the subject area, other than fallen logs and stumps, due to the degraded nature of the 2.6 Vegetation and Flora understorey which limits the biodiversity value of the subject area. The subject land is largely parkland cleared, with Actions which will be undertaken by the developer to little to no understorey present. The vegetation holds minimise impacts to fauna resulting from any minimal ecological value due to its degraded nature. clearing activities, include the following: The most significant environmental value appears to be associated with the large eucalypts that have x Up to six large tuart trees are proposed for been retained within the land that appears to have retention where this is possible in been grazed recently by horses. consideration of earthworks requirements within the eastern POS; 2.7 Bush Forever x During construction, the extent of authorised clearing will be clearly defined and There are no Bush Forever Sites located within the demarcated to avoid accidental clearing; and subject land, however Bush Forever Site No. 356 x If any injured or distressed fauna are (Lake Cooloongup, Lake Walyungup and Adjacent encountered during site works the Site Bushland, Hillman to Port Kennedy) occurs Supervisor will be instructed to immediately approximately 250m from the western boundary call the DPaW Wildcare Hotline (08) 9474 (WAPC, 2000). Bush Forever Site No. 356 begins at 9055, to allow for the closest appropriate its most eastern point adjacent to Lots 313 and 312 DPaW registered wildlife rehabilitator to Fifty Rd, and expands westward to include Lakes attend the site. Cooloongup and Walyungup, and surrounding bushland. 2.9 Heritage 2.8 Fauna and Habitat A search of the Department of Aboriginal Affairs (DAA) Heritage Sites database determined that no A site visit was undertaken by Coterra Environment sites of Aboriginal significance have been recorded in May 2015, which was also used as an opportunity within or nearby the subject land (DAA, 2015). to assess the significance of the subject area with regard to fauna habitat. A search of inHerit, the WA state heritage registry (State Heritage Office, 2015) found no cultural heritage sites occurring within the subject land.
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Each of these bus routes provides an hourly service 3 Context Analysis on all days although services taper off in the evenings. There are more frequent services in peak 3.1 Context & Other Land Constraints directions at both peak morning and afternoon periods on weekdays for commuters travelling via A Context Plan is included as Figure 7 providing an Warnbro Train Station. illustration of the following section. A deviation of routes 565, 567 and 568 links to the Stockland Baldivis Shopping Centre on Safety Bay 3.2 Local Context Road, with these deviations operating from The surrounding land uses adjacent to the subject approximately 8am to 4pm on weekdays, 9am to land include: 5pm on Saturdays and 11am to 5pm on Sundays. x land currently zoned Rural under both TPS2 Existing Pedestrian and Cyclist and the MRS to the north and west. Networks x land to the east is zoned Urban and currently There is currently no pedestrian access network being developed by Australand for Urban available to the subject land, though pedestrian purposes. access to the subject land will be provided through x The land directly to the south is zoned ‘Special the development of the adjoining land. Residential’, surrounded by land zoned ‘Rural’ While there are currently no designated bicycle paths and ‘Special Rural’. provided along Pike Road or Eighty Road, both roads are denoted as ‘Good Riding Environment’ on 3.3 Movement Network the Department of Transport ‘Perth Bike Map Series’. A Traffic Report has been prepared by Transcore Consultants, Appendix 5 refers. The key findings of 3.4 Activity and Employment Centres the existing movement network include as follows: The subject land is located approximately 6.5km south-east of Rockingham Strategic Metropolitan Existing Road Network Centre. Several important activity centres and The existing movement network in proximity to the employment generators also exist in close proximity. subject land consists of: These include: x Pike Road directly to the south. Pike Road x Baldivis District Town Centre, located ~ 2km provides access to the wider local community. east of the subject land; x The Kwinana Freeway located approximately x Port Kennedy Business Park ~ 4.5km to the 3.5km east. The Freeway provides direct south-west subject land; and access to the Perth Central Business District, x Rockingham Industrial Zone ~ 6km north-west Mandurah Town Centre and beyond. of the subject land. x Safety Bay Road located approximately 1km The subject land is also 900m from the Arpenteur to the north. Safety Bay Road connects the Drive Local Centre which provides a small subject land to the Kwinana Freeway. convenience shop and ancillary uses. x Mandurah Road is located ~200m west of the Furthermore, the subject land benefits from proximity subject land, to a strong regional and district road network that Within this network the subject land is provided with includes Kwinana Freeway, Safety Bay Road, Eighty exceptional north-south access to the broader Perth Road and Mandurah Road. This established road and Peel Regions. network provides direct connections to regional employment centres of Mandurah, Kwinana, Existing Public Transport Rockingham, Fremantle, and Perth Central Business District. The closest existing bus routes to the subject land Opportunities for local employment will be further are Bus Routes 564, 565, 567 and 568 from Warnbro enhanced by the development of future nearby Train Station, which run on Safety Bay Road industrial areas, including Latitude 32, Nambeelup approximately 400m north of the subject land. Route and North-East Baldivis. These areas are 564 also runs on Arpenteur Drive which is earmarked by ‘Directions 2031’ and the ‘Economic approximately 500m east of the subject land. and Employment Lands Strategy: non-heavy industrial: Perth metropolitan and Peel regions’ for future expansion of employment land uses. At a district level, employment land uses in close proximity to the subject land include:
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x The expanding Baldivis District Town Centre, located approximately 2km north-east; x The Rockingham Trade Centre, offering bulky goods, retailing, light industrial land uses and employment opportunities, located approximately 5.5km north west of the subject land; and x The Rockingham/Kwinana District Hospital located 3.5km north-west of the subject land.
3.5 Education There are no schools (Primary or Secondary) proposed within the boundaries of the subject land, however, the approved Structure Plan on the adjoining land comprises a one hectare Early Childhood site located in the south eastern corner, at the intersection of Eighty Road and Pike Road. There are several educational facilities in close proximity to the subject land. Existing public primary schools in close proximity to the subject land include: x Settlers Hill PS, ~1.5km south-east; x Makybe Rise PS, ~3km south-east; and x Baldivis North PS, located ~4km north. Public secondary education facilities will be accommodated by Baldivis High School, located 3.5km east. Several private schools exist within the locality, including: x Tranby College, located 900m south; x Mother Teresa Catholic College 3.5km south; x South Coast Baptist College, 4km north-west; x Living Waters Lutheran College, 3.5km west; and x Kolbe Catholic College, 6.5km north-west of the subject land. The Rockingham and Mandurah campuses of Murdoch University and Challenger TAFE offer opportunities for tertiary education within close proximity to the subject land. The subject land’s proximity to the regional road network and Mandurah rail line creates access for future residents to a variety of universities across the metropolitan region.
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ii) With a Bushfire Attack Level of 12.5 or greater. 4 Proposed Amendment to 4.3 Other Requirements Structure Plan The Structure Plan is subject to the City of The Structure Plan Amendment Map (refer to 3ODQ Rockingham Development Contribution Area No.2; and Plan 2 – Lot 123 Extract) outlines land uses, this is to apply to all land within the Structure Plan zones and reserves applicable within the subject area to be subdivided and/or developed for land. The zones and reserves designated under this residential purposes. Amendment will be incorporated into the Lot 335 Eighty Road, Lot 1001 Pike Road and a portion of 4.4 Design Philosophy Lot 601 Mandurah Road Baldivis Structure Plan and The built form design objectives and external and will apply to the subject land as if the zones and internal physical constraints assist to inform the reserves were incorporated into the Scheme. design philosophy for the subject land. A Concept Plan showing the intended development The Structure Plan Amendment proposes an urban design for the subject land is included as Plan 3 and layout utilising an interconnected road network and Plan 4 shows the overall Concept Plan for the entire open space system. Design has been undertaken in Structure Plan area. a manner which provides connections into the approved Structure Plan to the north and east, whilst 4.1 Subdivision and Development providing a legible movement network within the Requirements subject land. Opportunities to encourage pedestrian movement and circulation were also maximised. Subdivision and development requirements: Physical attributes of the subject land and abutting a) Residential densities for the structure plan land uses were also taken into consideration. area are the residential densities shown on the The design philosophy has been predicated upon Structure Plan Map. the following objectives: b) Public open space is to be provided in x Provision of a range of lot sizes according with accordance with the Structure Plan Map. the density targets of Directions 2031 to c) Land use permissibility within the Structure encourage diversity of lot product, built form Plan area shall accord with the corresponding and affordability measures; land use classification in the City of x Provision of POS areas which are suitably Rockingham Town Planning Scheme No. 2. located to ensure accessibility and visual d) This Structure Plan is supported by a Bushfire aesthetics; Management Plan (BMP), (August 2016, x Delivery of a safe pedestrian and cyclist Strategen), as amended. Any land falling environment with pathways linking local parks within 100m of a bushfire hazard identified in as well as providing for external connectivity the BMP is designated as a Bushfire Prone to strategic community nodes; and Area for the purpose of the Building Code of Australia. x Implementation of sound engineering and e) Notifications on Title: drainage solutions for the subject land. i. The Council shall recommend to the 4.5 Land Use Composition Western Australian Planning Commission that a condition be The subject land will be developed generally for imposed on the grant of subdivision residential purposes, comprising the following: approval for a notification to be placed on the Certificate of Title to suitably respond to the following: x That a lot(s) with a bushfire attack level (BAL) rating of 12.5 or higher is within a designated bushfire prone area and subject to a Bushfire Management Plan.
4.2 Local Development Plans Local Development Plan(s) are to be prepared for lots with one or more of the following attributes: i) Rear-loaded vehicle access; and
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Table 1: Landuse Composition 4.7 Bushfire Management
Landuses Area (Ha) Percentage % A FMP has been prepared by Strategen to support the Structure Plan Amendment for the subject land Residential R25 1.4526 47.5 (Appendix 2). The FMP was prepared in accordance with Planning for Bush Fire Protection Residential R40 0.4810 15.7 Guidelines Edition 2 (PFBFP Guidelines, WAPC et Public Open Space 0.4891 15.9 al. 2010) with consideration of Draft State Planning Policy 3.7 Planning for Bushfire Risk Management Road Reserve 0.6558 21.4 (DoP & WAPC 2014) and accompanying draft Total 3.0787 100% guidelines. The FMP details the approach to bushfire management for the proposed development and the measures to be implemented to protect 4.6 Dwelling Forecasts future life and property assets on an ongoing basis in order to achieve a suitable, compliant and effective Directions 2031 bushfire management outcome for the subject land. The subject land comprises has a gross urban zone The management measures proposed in the FMP area of 3.0787ha. Based on the dwelling projections were formally endorsed by Department of Fire and of Directions 2031 and accompanying OMSRS, it is Emergency Services (DFES). projected the subject land will generate the following Detailed assessment of the on-ground fire dwelling yields: environment, bushfire hazard level and the BAL was Table 2: Directions 2031 Dwelling Targets undertaken across the subject land and the adjacent land within 100m to inform FMP recommendations Projected and the level of application of AS 3959–2009 Directions 2031 Scenario Dwellings: Construction of Buildings in Bushfire-prone Areas (SA 2009). This included assessment of the ‘Connected City’ @ 15 46 dwellings vegetation class, slope under classified vegetation dwellings per gross urban zone and the distance between proposed development ‘Business as usual’ @ 10 areas and the adjacent vegetation extent. 30 dwellings dwellings per gross urban zone The following is a summary of key bushfire issues that were considered as part of the FMP to inform the The yield projections over the subject land estimate level of management response required: approximately ~54 dwellings will be accommodated based on lot averages and development potential. x There is no evidence of recent bushfire occurrence within the project area; The dwelling yield projections exceed the 15 x The risk of ignition is currently low due to the dwellings per gross urban zone target of Directions low level nature of the surrounding fuel 2031, and will potentially accommodate a population hazards and this risk is not expected to in the order of 151+ people, at a rate of 2.8 persons increase significantly following the per household. intensification of residents and visitors to the The dwelling yield projections across the subject area; land are subject to the final design for respective x Emergency response times in the event that subdivision stages, which will be based on detailed the subject land is threatened by uncontrolled drainage and environmental constraints. Preferred bushfire are expected to be within 30 minutes lot mix and market demand at the time of land from local career and volunteer Bush Fire release will also influence final dwelling yields. Brigades; Liveable Neighbourhoods Forecasts x The project area is proposed to be cleared to enable residential development and Based on the Liveable Neighbourhoods ‘Site consequently will not comprise a classified Hectare’ definition, the ‘developable area’ of the vegetation extent or bushfire hazard level; subject land equates to 1.9336ha. As such the overall Liveable Neighbourhoods density for the x Adjacent properties are either fully subject land will be in the order of 54 dwellings which cleared/managed/built (i.e. no classified equals 27 dwellings per site hectare. vegetation) or contain grassland in a partially managed state; The projected densities will fulfil the Liveable Neighbourhoods target of an average of 22 dwellings x The grassland vegetation is contained to the per site hectare for the overall development. west and north of the project area; The subject land has been assigned a base coding of ‘Residential R25’, with a portion of the subject land in the south east corner allocated a coding of ‘Residential R40’.
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x The average slope under grassland x Specify proposed BAL ratings and building vegetation is >0–5 degrees and the project setbacks on Local Development Plans (LDPs) area is situated down-slope from this for relevant lots. vegetation; x Comply with the current annual Fire Control x The bushfire hazard of the grassland Notice and the City’s determined burning vegetation has been rated as ‘Moderate’ as a periods. precaution to address the risk from ember attack from a potential fast moving, wind x Place a Section 70 Notification on those Titles driven grass fire that could approach the assigned with a specified BAL rating to ensure subject land from the west, particularly under prospective landowners are aware that an standard summer afternoon wind conditions; FMP exists over the subject land and that specified building requirements/setbacks x Compliance with performance criteria and apply. acceptable solutions will be achieved for a The above recommendations demonstrate moderate bushfire hazard level, focussing on compliance with PFBFP Guidelines and AS 3959– the key areas of development location, 2009. DFES has also confirmed that the above fire vehicular access, water supply, siting of management approach is a suitable response to the development and design of development. bushfire hazards that affect the subject land (Refer Based on the on-ground fire environment and BAL to Appendix 6). assessment, the following key bushfire risk treatment and mitigation measures were 4.8 Proposed Movement Networks recommended for the proposed development: The movement network within the subject land x Undertake development in accordance with fosters an interconnected and legible road network the approved Structure Plan and supporting designed to achieve the following outcomes: FMP to ensure development will not be subject to an ‘Extreme’ bushfire hazard level x Address Main Roads WA and the City’s or require construction standards applicable to standards and requirements; BAL 40 or BAL FZ. x Provide a direct and legible link from the x Maintain the fuel load annually at less than subject land area to Pike Road; 2t/ha within on-site POS, which can be x Ensure alternative access/egress options are achieved through mechanical slashing of the available; and understorey and weed control. x Enable ease of access (and egress) to x Provide a minimum of two different vehicular surrounding networks. access routes, both of which connect to the surrounding public road network, for all A Transport Assessment report was prepared by residents/the public at all times. Transcore in support of the Lot 335 Eighty Road, Lot 1001 Pike Road and a portion of Lot 601 Mandurah x Construct all public roads in accordance with Road Baldivis Structure Plan, this has now been Main Roads WA, City and DFES revised to incorporate Lot 123 Pike Road into the requirements. report. x Provide a reticulated water supply throughout The detailed Transport Assessment is contained the proposed development. within Appendix 5. x Provide a network of hydrants along the internal road network at locations which meet Pike Road relevant water supply authority and DFES Pike Road will be a ‘Neighbourhood Connector A’ requirements. road but as there will only be rural land uses on the x Apply BAL 12.5 building construction south side it is proposed to treat this in the same way standards to all proposed lots located within as was recommended for this type of semi-rural 50m of the grassland vegetation extent. Neighbourhood Connector in the 2005 Baldivis Roads Needs Study. Pike Road will comprise two, x Create a 20m wide Building Protection Zone 3.5m traffic lanes and two, 1.5m on-road cycle lanes, (BPZ) along the western and northern without a median island. periphery of the development. The BPZ is to be accommodated within a 16m wide road No on street or embayed parking is recommended reserve and 4m building setback into the first on Pike Road unless there are residential lots that row of lots. The BPZ is to be maintained only have frontage to Pike Road. Parking for the annually at less than 2t/ha. early childhood centre is proposed to be provided on subject land and on the local streets on the west and north side of that subject land.
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Access Streets Pedestrian and Cyclist Facilities The basic standard of Access Streets proposed All footpaths will be constructed to the standard within the subject land is a 6m wide carriageway in a requirements. 15m road reserve. This ‘Access Street D’ results in 4.5m verges on both sides, with embayed parking 4.9 Public Open Space accommodated in the verges where required, such as to provide visitor parking for lots serviced by rear The provision of a minimum of 10% POS is provided laneways. This road standard is proposed where the in accordance with the WAPC’s Liveable future total traffic volumes are less than 1000 vpd. Neighbourhoods. All figures are rounded up for the purpose of calculations and will be reviewed in detail A narrower verge may be provided adjacent to public at Subdivision Design phase. open space where less width is required for services in the verge. The standard ‘Access Street D’ width The POS proposed within the subject land is in Liveable Neighbourhoods is 14.2m and designed to create amenity and walkable recreation preliminary discussions with City of Rockingham opportunities for future residents. Drainage will be staff indicate this is the minimum road reserve width accommodated within the POS in the subject land. to be used in this situation. The POS area will be developed and landscaped to a high standard by the proponent for the benefit of Public Transport the future community. The Structure Plan Amendment will not result in any A landscape master plan for the POS has been changes to the public transport system. prepared and is included as Figure 8. POS allocations within the subject land are demonstrated in Table 3 and 4: Table 3: Land Use Budget
Public Open Space Area (Ha) Structure Plan Area 3.057 Deductions 1:1 Drainage Deduction 0.07 Total Deductions: 0.07 Gross Subdivisable Area 2.99 POS Requirement @ 10% 0.30 Maximum Restricted Open Space Permitted (20%): 0.06 Minimum Unrestricted Open Space Required (80%): 0.24 Table 4: POS Calculation
Drainage Provisions and Creditable Open Space
Non Restricted POS Unrestricted Total Credited Credit (20% Max) POS (80% Min) Open Space POS Area Land Area (ha) Deduction >1:1 ̄ 1:5 Yr Above 1:5 Yr Combined 1 0.49 0.07 0.03 0.39 0.42 Total 0.49 0.07 0.03 0.39 0.42
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8
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4.10 Water Management A Local Water Management Strategy (LWMS) was prepared by Coterra Environment in support of the amendment to the Structure Plan. The LWMS for Lot 123 is contained within Appendix 4. The LWMS has been prepared in accordance with the Better Urban Water Management Guidelines (DoW, 2008) and addresses the following: x Identification of the current hydrological regime and existing environment of the subject land. x Identification of the proposed water supply (including irrigation requirements) and wastewater disposal. x Provide a description of the stormwater management strategy for minor and major events, including details on the proposed water sustainable urban design best management practises to be employed. x Identification and description of mechanisms to protect the water regime, including water quality and water levels. This includes a discussion of the overarching engineering principles that will be employed to mitigate any impact from run-off and water issues, and ensure that the environment and the development will not be adversely impacted upon. x Identification of monitoring requirements. x Identification of contingency measures to be implemented in the event that pollution and nutrient removal, and stormwater detention are not achieving agreed performance targets.
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Drainage flow paths have been established based 5 Infrastructure on topography and minimum road grades to ensure optimisation of basin areas and minimisation of Coordination & Servicing impact on POS. An engineering servicing assessment was The subject land is contained in one drainage conducted by Development Engineer Consultants catchment, with low points located on both the north (refer to Appendix 7). and south corners of the POS, which will contain the 1 in 100 year ARI storm. 5.1 Earthworks & Retaining Walls The proposed drainage system for the subdivision The development will only require minimum filling in does include accommodating drainage flows from the south-eastern area of the subject land to facilitate Pike Road abutting the proposed development. road and sewer connection into the proposed The proposed basin in the POS will have the grouped dwelling site, and along the boundary road maximum depth of water of 1.5m for the 1 in 100 year along the eastern boundary adjacent to the proposed ARI storm, with the base of the basins a minimum of Sub Station site. 0.5m above the AAMGL. Each lot will be finished level, with installation of retaining walls to suit. The retaining wall height is 5.4 Groundwater proposed to be restricted to 4.2m in height on the Extrapolation from the Perth Ground Water Atlas rear boundaries of lots located along the western 1997 indicates that the highest groundwater level is boundary road, and generally to 2m elsewhere. at around RL3.50m AHD through the middle of the Retaining walls will be constructed using subject land. The groundwater contour runs reconstituted limestone blocks. approximately north–south. The earthworks are proposed to be designed to be It is expected that the AAMGL will be at least 500mm on a “cut to fill” balance, meaning that cut areas will below this. need to be resolved to make up the shortfall of filling required for the filing shown. According to the detailed site survey, the lowest ground level on the subject land is RL4.5m AHD at Where roads join the abutting development, levels the south east corner of the POS. Some fill will be on the roads and lot boundaries will be either placed in this area to facilitate road design. A matched to existing level or co-ordinated to ensure landscaped drainage swale will be incorporated into that a staged development approach can be the POS along the eastern boundary. The proposed accommodated. basin level will be set at a minimum of 300mm above The western boundary road will be cut into the steep the AAMGL. dunal face in order to provide the means of restricting the rear retaining walls as above, therefore requiring 5.5 Power a batter cut of some three metres to be stabilised and retained with limestone. It appears that sufficient power supply exists in the area to supply the development. A Low Voltage aerial line is located in Pike Road adjacent to the 5.2 Roads proposed development. Together with extensions All subdivision roads will be constructed to the City’s from the adjacent development, this will provide for standards. the development. Pike Road, which is in good condition adjacent to the A proposed Western Power Electrical Sub Station is proposed development, will be kerbed and drained, proposed to be constructed adjacent to the eastern and have a sheeting seal of bituminous asphalt. It is boundary of the subject land on Pike Road. currently sealed to an 8m carriageway, unkerbed The low voltage aerial lines along Pike Road will be with no formal drainage. It currently sits some 1m to relocated underground adjacent to the proposed 1.5m above the land, therefore requiring some fill in development, in line with current WAPC approval the new development to match the road level. policy at the cost of the developer. 5.3 Drainage All internal power reticulation lines and transformer installations will be constructed at the cost of the As outlined above, the sandy soil characteristics of developer. Transformer sites will be determined at the subject land are conducive to soakage. the detailed subdivision design stage. Therefore all stormwater drainage will be retained onsite via soakage swales, including the 1 in 100 year event.
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5.6 Water Supply At present there is a 250mm reticulation water main located along the northern verge of Pike Road. It is expected that connection will be made to this, as well as to the mains in the adjacent development. Connection to this development will therefore be made to the existing Water Corporation infrastructure.
5.7 Sewer The subject land falls within the catchment of the existing Baldivis South Waste Water Pumping Station (WWPS) on Chandler Ramble, north of the subject land. Discharge to this will be by way of connection to the gravity sewer constructed in the new subdivision development adjacent to the subject land, as set out per the Water Corporation’s wastewater planning. Some fill will be required in the low areas along the eastern boundary to allow connection to this sewer.
5.8 Telephone The proposed subdivision will be served by the NBN or another provider for broadband and telephone. Capacity exists off Eighty Road and the adjacent development which may require minor extensions to facilitate connection. Telstra cables are in place on both verges of Pike Road.
5.9 Gas Gas services are located in Eighty Road and are proposed for the adjacent development and have sufficient capacity to serve the area with minimal augmentation.
PLANS
Plan 1 Structure Plan
Plan 2 Structure Plan Extract – Lot 123