1.0 INTRODUCTION This amendment to Town Planning Scheme No. 5 (TPS5) has been prepared by Roberts Day on behalf of Estates Development Company (EDC), the proprietor of Lot 800 Moloney Street, Utakarra and Main Roads WA (MRWA), the proprietor of Lot 23 Moloney Street, Karloo (the ‘site’). Under the provisions of the City of -Greenough Local Planning Scheme No. 5 (LPS 5), Lot 800 is currently zoned ‘Rural’ and ‘Residential’ and Lot 23 is zoned ‘Rural’.

It is proposed to rezone Lots 23 and 800 to the ‘Development’ zone (refer to Zoning Map in Appendix A). The proposed rezoning will facilitate the preparation of a Local Structure Plan (LSP) over the subject site, prepared in accordance with Section 5.17 of TPS5. The LSP will propose the subdivision and development of the sites for residential and light industrial purposes. The LSP will ensure suitable integration with the surrounding landholdings.

2.0 SITE DETAILS 2.1 Location The site is situated within the City of Greater Geraldton in the locality of Karloo and Utakarra (refer to Figure 1). Lot 800 is approximately 141 hectares in area and Lot 23 is approximately 5 hectares in area. Lot 800 is dissected by the Southern Transport Corridor, which traverses the lot in an east-west direction.

2.2 Ownership and Description The registered proprietor of Lot 800 on the Certificate of Title is Wandina Pty Ltd (refer Appendix B). The registered proprietor of Lot 23 on the Certificate of Title is Commissioner of Main Roads (refer Appendix C). The site is located wholly within TPS5. The subject site is legally described as:

Table 1: Land Ownership and Site DetailsLand Owner Lot Lot No. Landowner Diagram/ Certificate of Title Easements/Encumbrances Plan No. 800 Wandina Pty Ltd DP36725 Vol 2546 Fol 972 Water Corporation wastewater pressure main easement 23 Commissioner of P17784 Vol 1908 Fol 255 Water Corporation wastewater Main Roads pressure main easement

2 CITY OF GREATER GERALDTON Figure 1: Site Plan

ROAD

LEY VAL

N MA AP CH

BLUFF POINT 0 1km 2km MORESBY

WEBBERTON

WONTHELLA

DEEPDALE

GERALDTON GER A LDT ON RANGEWAY 800 23 800 WALKAWAY

KARLOO GERALDTON MT 800 MERU LANDFILL TARCOOLA SITE

BRAND HIGHWAY

JURIEN BAY

NARNGULU LANCELIN INDUSTRIAL AREA

PERTH CBD INDIAN CAPE BURNEY OCEAN RUDDS GULLY

BUNBURY

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTSEDC 23 OLD + 800 MOLONEY RD3 002A STREET, SITE KARLOO PLAN 3 Figure 2: Aerial View of Lot and Surrounds

EDWARD ROAD

BEACONSFIELD ROAD

MOLONEY STREET

800

23

STANSFIELD ROAD ABRAHAM STREET ABRAHAM

800 HARDY ROAD HARDY

SOUTHERN TRANSPORT CORRIDOR SOUTHERN TRANSPORT CORRIDOR HARDY ROAD

VERITA ROAD

800

SCOTT ROAD

ORTHO - LOT 800 Old Acres 4 CITY OF sGREATERay GERALDTON Greater Geraldton

DISCLAIMER: ISSUED FOR DESIGN INTENT ONLY. ALL AREAS AND DIMENSIONS ARE SUBJECT TO DETAIL DESIGN AND SURVEY.

REFERENCE NUMBER DRAWING NUMBER ISSUE N 0 metres 200 400 600 800 1000 SCALE 1:20000 SHEET A4 EDC OLD RD1 001 A 2.3 Existing Land Use The subject sites are currently vacant land. The site retains scattered bushland. The site does not contain any wetlands or other areas of significant environmental values (refer to Section 3 of this report).

2.4 Surrounding Land Use The land to the north and west of the northern portion of Lot 800 is zoned ‘Residential’, have approved Local Structure Plans and have been partially developed for residential purposes.

The land directly to the east is vacant land currently used for agricultural purposes. The southern boundary is the Southern Transport Corridor (Geraldton-Mount Magnet Road).

In respect to the southern portion of Lot 800 the northern boundary is the Southern Transport Corridor (Geraldton-Mount Magnet Road). The land to the east and south is currently zoned ‘Rural’ and is used for agricultural purposes. The land to the west is currently vacant and is zoned ‘Development’ and a Local Structure Plan is currently being prepared by the landowner (Department of Housing).

3.0 ENVIRONMENTAL An Environmental Assessment of Lots 23 and 800 Moloney Road was undertaken to determine the environmental features and value in respect to the suitability and required management for future development of the site. The Environmental Assessment is appended to this report (Appendix D).

3.1 Topography Onsite topography ranges in elevation from 20m to 40m AHD. A ridgeline is present running north-south through the site, with the highest point at the centre of the site.

3.2 Landform and Soils Soils onsite are part of the Tamala South Soil Landscape System, with a small portion of the eastern side of Lot 800 comprising the Greenough Alluvium System, as mapped by the Department of Agriculture. The extent of each system is shown on Figure 4.

These systems are described by the Department of Agriculture as follows: • Tamala South - Rises and low hills with relict dunes and some limestone outcrop on coastal limestone north of Jurien Bay. Yellow deep sands common, with yellow/brown shallow sands and calcareous shallow and deep sands. woodlands and heathlands. • Greenough Alluvium - Level alluvial plain with areas of minor terracing. Red sandy and loamy earths, hard cracking and self-mulching clays. Acacia rostellifera shrubland and river red gum woodland. The sub-systems present onsite are: • Tamala South 4 (221Ta_4Ty) yellow deep sand phase soil subsystem: gently undulating plain on the eastern side of the Tamala Limestone. Slopes 2-8%. Yellow deep sand. Geology: lithified Pleistocene calcareous dune deposits. • Greenough 4 Bootenal (221Ga_4Bwd) well drained phase soil subsystem: level to very gently undulating prior alluvial depositional plain (1-3% slope). Red sandy and loamy duplex soils with brown deep sands. Geology: alluvium.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 5 Figure 3: Topography

5-10m 10-15m 15-20m 20-25m EDWARD ROAD 25-30m BEACONSFIELD ROAD 30-35m

MOLONEY STREET 35-40m 40-45m 45-50m 50-55m 55-60m 60-65m 65-70m 75-80m 80-85m

STANSFIELD ROAD 85-90m ABRAHAM STREET ABRAHAM 90-95m 95-100m

100-110m HARDY ROAD HARDY

SOUTHERN TRANSPORT CORRIDOR SOUTHERN TRANSPORT CORRIDOR HARDY ROAD

VERITA ROAD

LANDFILL LANE

SCOTT ROAD

TYPOGRAPHY - LOT 800 s ay Old Acres Greater Geraldton

DISCLAIMER: ISSUED FOR DESIGN INTENT ONLY. ALL AREAS AND DIMENSIONS ARE SUBJECT TO DETAIL DESIGN AND SURVEY.

6 CITY OF GREATER GERALDTON REFERENCE NUMBER DRAWING NUMBER ISSUE N 0 metres 200 400 600 800 1000 SCALE 1:20000 SHEET A4 EDC OLD RD1 001 A Figure 4: Soil Geology (Source: Cotera)

PINPOINT CARTOGRAPHICS (08) 9562 7136 EDCOLD02a-f04.dgn

N ABRAHAM 0 100 200 300 400 500m

SCALE 1 : 10 000 at A3 (MGA) MOLONEY Legend Site Boundary STREET

Cadastral Boundary

STREET Topographic Contour

25 Soil Type Boundary 221Ta_4Ty 800

221Ta Soil Type HARDEY

6 813 000mN

23 221Ga_4Bwd

STANSFIELD ROAD

30

25

35

30

800 ROAD

221Ta_5Tr

6 812 000mN

GERALDTON - MT MAGNET ROAD

221Ta_5Ts

30

221Ta_6

800 30

221Ta_5Ts 35

21 221Ta_5Tr

221Ta_4Ty 221Ta_5Ts 30 6 811 000mN 35 21 Soils 221Ga-4Bwd Level to very gently undulating prior alluvial 221Ta_5Tb depositional plain (1-3% slope). Red sandy and loamy duplex soils with Brown deep sands. 221Ta_4Ty Gently undulating plain on the eastern side of the Tamala Limestone. Slopes 2-8%.Yellow deep sand. 221Ta_5Tb Mid to lower slopes of Tamala Limestone ridges and some isolated rises. Calcareous deep and shallow sands. 221Ta_5Tr Lower lying and swale areas. Red deep sand. 221Ta_5Ts Undulating to gently undulating relict dune crests with shallow sand and common limestone rock outcrop. Shallow red and brown sands. 221Ta_6 221Ta_5Tb Low hills with relict dunes and some limestone outcrop. 270 000mE 271 000mE 221Ta_5Ts Wandina Pty Ltd ENVIRONMENTAL ASSESSMENT REPORT LOT 800 OLD ACRES ESTATE, GERALDTON 269 000mE 6 810 000mN Drawn: L. Rogers Date: 16 Oct 2012 BASE SOURCE: Roberts Day, Ref No. EDC OLD.

AERIAL PHOTOGRAPH SOURCE: MicroSoft VirtualEarth. TOPOGRAPHY AND GEOLOGY Figure 4 SOIL LANDSCAPEAMENDMENT MAPPING SOURCE: Department - ofTOWN Agriculture, November PLANNING 2004. Job: EDCOLD02a SCHEME Revision: A NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 7 3.3 Flora

3.3.1 Onsite Vegetation Units and Condition A Level 2 flora and vegetation survey was recently undertaken across the site in accordance with the EPA’ Guidance Statement No. 51 – Terrestrial Flora and Vegetation Surveys for Environmental Impact Assessment in for a Level 2 survey.

The full survey report is currently being prepared, however a summary of the key findings are presented below:

Lot 800 consisted of three areas, two on the north side of the Southern Transport Corridor (Geraldton-Mount Magnet Road) and one on the south side adjacent to Lot 21. The vegetation of these areas were mainly a thicket of Acacia rostellifera in the sandy soils, which varied in vegetation condition from very good to degraded and completely degraded where the vegetation had been cleared and replaced by weeds.

The other units recorded were: • Very Open Mallees of Eucalyptus species over Scrub of Melaleuca cardiophylla on limestone ridge. This was vegetation unit 11 described in Geraldton Region Flora and Vegetation Study. The vegetation condition of this area was rated as very good. • Dense Thicket to Thicket of Melaleuca cardiophylla, Diplolaena grandiflora and argyrophylla below the ridge but with limestone outcropping. This was vegetation unit 12 described in Geraldton Region Flora and Vegetation Study. The vegetation condition of this unit was rated as very good and good. • Open Scrub to Scrub of Acacia rostellifera over Melaleuca campanae and Melaleuca depressa and a variety of other shrub taxa in sandy soil with occasional outcropping limestone. (This appears to be different to vegetation unit 12 described in Geraldton Region Flora and Vegetation Study, but appears to be similar to vegetation unit 14). The vegetation condition of this unit was rated as very good to good. • Low Woodland A of over Thicket of and Acacia scirpifolia in yellow sand. This was vegetation unit 13 described in Geraldton Region Flora and Vegetation Study. The vegetation condition of this unit varied between good to degraded due to high cover of weed taxa.

Refer to Figures 5 and 6 for the Vegetation Units and Vegetation Condition.

Many weeds were recorded from the survey lots including: *Lycium ferocissimum, a thorny shrub was common in disturbed areas; *Euphorbia terracina (Geraldton Carnation Weed); *Bromus diandrus (Great Brome), *Ehrharta calycina (Perennial Veldt grass), *Reichardia tingitana (False Sowthistle) and *Echium plantagineum (Paterson’s Curse).

There were many tracks throughout the remnant bushland, which were completely degraded but were too small in area to accurately map. In addition rubbish had been dumped, including car bodies.

8 CITY OF GREATER GERALDTON Figure 5: Vegetation Units (Source: Cotera)

PINPOINT CARTOGRAPHICS (08) 9562 7136 EDCOLD02a-f08.dgn

N 0 100 200 300 400 500m

SCALE 1 : 10 000 at A4 (MGA) Legend Site Boundary

Cadastral Boundary

Vegetation Unit Boundary 10 Vegetation Unit 800

10

6 813 000mN

23

Deg 12? 13

800 10

10 11 12 6 812 000mN

12?

12 10

800

10 21

6 811 000mN

21 Vegetation Units (Numbers are those used in Geraldton Regional Flora and Vegetation Survey)

10 Thicket of Acacia rostellifera

11 Very Open Shrub Malless of Eucalyptus species over Scrub of Melaleuca cardiophylla on limestone ridge

12 Dense Thicket to Thicket of Melaleuca cardiophylla, Diplolaena grandiflora and Grevillea argyrophylla below the ridge but with limestone outcropping

12? Open Scrub to Scrub of Acacia rostellifera over Melaleuca campanae and Melaleuca depressa and a variety of other shrub taxa in sandy soil with occasional outcropping limestone (This does in many ways appear to resemble unit 14 but that was only recorded from the Chapman River). It is different to 12

13 Low Woodland A of Banksia prionotes over Thicket of Grevillea candelabroides and Acacia scirpifolia in yellow sand

Deg weeds with scattered individual or groups of shrubs dominated by Acacia rostellifera 270 000mE

Wandina Pty Ltd ENVIRONMENTAL ASSESSMENT REPORT LOT 800 OLD ACRES ESTATE, GERALDTON 6 810 000mN 269 000mE Drawn: L. Rogers Date: 10 Oct 2012

BASE SOURCE: Roberts Day, Ref No. EDC OLD. VEGETATION UNITS Figure 8 AERIAL PHOTOGRAPHAMENDMENT SOURCE: MicroSoft VirtualEarth. - TOWN PLANNINGJob: EDCOLD02a SCHEME Revision: A NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 9 Figure 6: Vegetation Condition (Source: Cotera)

PINPOINT CARTOGRAPHICS (08) 9562 7136 EDCOLD02a-f09.dgn

N 0 100 200 300 400 500m

SCALE 1 : 10 000 at A4 (MGA) Legend Site Boundary 3-4 Cadastral Boundary 3 3 Vegetation Condition Boundary 4 4 Vegetation Condition 4 800

4-5 6 813 000mN 4 3-4 23

4

6

800 4-5 3-4

4-5 3 4-5 6 812 000mN

4-5 5 3 5

5 800

3 5 6 5

21

3-4

Vegetation Codition

1 - Pristine No obvious signs of disturbance. 21 2 - Excellent Vegetation structure intact, disturbance affecting individual species; weeds are non-aggressive species.

6 3 - Very Good Vegetation structure altered; obvious signs of disturbance.

4 - Good Vegetation structure significantly altered by very obvious signs of multiple disturbance; basic vegetation structure or ability to regenerate is retained.

5-6 5 - Degraded Basic vegetation structure severely impacted by disturbance; scope for regeneration but not to a state approaching good (sic) condition without intensive management.

6 - Completely Degraded Vegetation structure not intact; the area completely or almost completely without native species (’parkland cleared’). 270 000mE

Wandina Pty Ltd ENVIRONMENTAL ASSESSMENT REPORT LOT 800 OLD ACRES ESTATE, GERALDTON 6 810 000mN 269 000mE Drawn: L. Rogers Date: 10 Oct 2012

BASE SOURCE: Roberts Day, Ref No. EDC OLD. VEGETATION CONDITION Figure 9 10 AERIALCITY PHOTOGRAPH OF SOURCE: GREATER MicroSoft VirtualEarth. GERALDTONJob: EDCOLD02a Revision: A 3.3.2 Geraldton Regional Flora and Vegetation Survey Review (GRFVS)

The following communities were identified in the GRFVS as occurring within the site: • 10 Near Coastal: Acacia rostellifera shrubland (ncAr) • 13 Sandplain: Banksia prionotes / Acacia rostellifera (Bp/Ar)

Plant community 10 is usually dominated by Acacia rostellifera. Acacia xanthina, Alyxia buxifolia or Chamelaucium uncinatum may be dominant or co- dominant species in this plant community. Plant community 10 occurs on taller secondary dunes, and on exposed limestone and sandplain soils to the east as a result of disturbance to other plant communities. On the sandplain soils, the plant community may have formerly included Banksia prionotes but has since been reduced to a simpler community dominated by Acacia rostellifera.

Plant community 13 is dominated by Banksia prionotes and Acacia rostellifera, and occurs on sandplain soils inland from the coast. Characteristic species are Grevillea candelabroides, Melaleuca depressa, Hibbertia spp., Conostylis spp. and sedges and rushes.

Plant community 10 occupies 2,258.86 ha or 36.63% of the native vegetation of the GRFVS area, and is the most widespread of the GRFVS plant communities. Plant community 13 occupies 754.39 ha or 12.23% of the native vegetation of the GRFVS area, and is also one of the more widespread GRFVS plant communities.

There are no DEC-listed or Commonwealth-listed (Environment Protection and Biodiversity Conservation Act 1999) threatened ecological communities in the GRFVS area.

3.4 Fauna & Habitat A search of the State and Federal databases identified a number of conservation significant fauna species as potentially occurring in this general area. Based on a review of the habitat characteristics required by these species, and the conditions present onsite the following species were identified as possibly occurring:

• Carnaby’s Black Cockatoo • Rainbow Bee-eater • Carpet Python

Given there are some areas of vegetation in good to very good condition across the site, there is potentially suitable habitat for these species. However much of the site is heavily degraded with weed infestation, rubbish dumping, and unauthorised public access (including both 4wd and motorbikes) common.

This would affect the habitat viability of the site, particularly for transient bird species such as the Carnaby’s Cockatoo. Based on the vegetation species present onsite, foraging opportunities for Carnaby’s are possible, however the predominant vegetation species associated with the vegetation communities across the site are generally not suitable foraging/roosting species for Carnaby’s. The Carpet Python may utilise some portions of the site for habitat. The Rainbow Bee-eater is a relatively common migratory species, and land development is not considered a threat to this species.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 11 3.5 Hydrology

3.5.1 Surface Water There are no surface water features within the site.

3.5.2 Groundwater Groundwater level information is not readily available for this location. Information available from Department of Water (DoW) in relation to the nearby Greenough shallows bore (located approximately 1.5km from the site) indicates that the groundwater level in this general area is approximately 3m AHD.

In relation to the adjacent Department of Housing development site (located to the immediate west of Lot 800), DoW has advised that there is sufficient separation depth to groundwater such that pre- and post-development monitoring of water quality is not necessary. It is envisaged that this situation will be the same for Lot 800.

The site is situated within the proclaimed Arrowsmith Groundwater Area, which covers the northern-most extent of the Northern Perth Basin, from Geraldton to Green Head and east to Coorow, in the state’s Mid West region. A groundwater allocation plan has been prepared by the Department of Water, which details the objectives of the proclaimed Arrowsmith Groundwater Area and broad management requirements. These include: • A guideline for the allocation and licencing of groundwater in the Arrowsmith Groundwater Area. • Details on the effects of abstraction on groundwater quality and groundwater-dependent ecosystems.

This plan will guide the assessment of groundwater licence applications in respect to allocations entitlements in the Arrowsmith Groundwater Area.

3.6 Acid Sulfate Soils The Department of Environment and Conservation Acid Sulfate Soils (ASS) risk mapping, indicates that the site is mapped as having a low to no risk of encountering ASS within 3 m of natural surface level. Further, CSIRO mapping indicates that this general area has an extremely low probably of Acid Sulfate Soil occurrence.

3.7 Adjacent Industrial Land Uses The Narngulu Industrial Estate (NIE) is located to the south-east of the subject site. The extent of the NIE is defined by the WAPC’s Narngulu Industrial Area Strategic Land Use Directions Plan.

3.7.1 Narngulu Industrial Area Strategic Land Use Directions (WAPC, 2010) The Narngulu Industrial Area Strategic Land Use Directions plan (NIASLUD) to inform and direct future land use within and surrounding the NIE. This strategic document reviewed the Narngulu Industrial Estate (Geraldton) – Study of Potential Emissions (WAPC 2003) technical study, plus strategic land use planning and policy documents to determine and guide the future strategic land uses within the defined Narngulu IndustrialArea.

The Strategic Land Use Directions (2010) document states that “Land use planning in the Narngulu industrial area must take into account the need to protect industrial land from the encroachment of sensitive land uses and to separate sensitive land uses from industrial emissions.”

12 CITY OF GREATER GERALDTON The Narngulu Industrial Area has been divided into four strategic land use precincts, and a portion of Lot 800 lies within the defined Precinct A. The identified future land use for Precinct A that is shown over the portion of Lot 800 is:

1. Future Light Industry – Land affected by the Narngulu waste disposal site and Narngulu wastewater treatment plant buffers.

3.7.2 Narngulu Industrial Estate Buffers and Compatible Uses The Narngulu Industrial Estate buffers have been defined in the past through previous planning and emission studies, namely the Geraldton Region Plan and the Narngulu Industrial Estate (Geraldton) – Study of Potential Emissions (WAPC 2003).

The existing buffers with the NIE are:

1. Narngulu Waste Water Treatment Plant Buffer; 2. Narngulu Waste Disposal Site Buffer; 3. Narngulu Industrial Estate Buffer; and 4. Narngulu Industrial Estate 38dB Noise Contour.

A portion of Lot 800 is located within the Narngulu Industrial Estate Buffer, the Narngulu Waste Water Treatment Plant Buffer and the Narngulu Waste Disposal Facility Buffer.

The NIASLUD and the emissions study, identify future compatible and non-compatible land uses within the buffer boundaries. In addition, the Environmental Protection Authority (EPA) and WAPC provide guidance through WAPC Draft Planning Policy 4.1 - State Industrial Buffer (Amended) and EPA Guidance Statement No. 3 - Separation Distances between Industrial and Sensitive Land Uses. The permissibility of land uses will be determined during the preparation of the LSP for the subject sites.

3.8 Previous Land Uses Historically, the site has been utilised for pastoral and grazing purposes.

3.9 Indigenous Heritage

3.9.1 Aboriginal Heritage A search of the Department of Indigenous Affairs (DIA) Aboriginal heritage sites database did not identify any registered sites within the landholdings (DIA, 2012). Three ‘Other Heritage Places’ are identified in the vicinity of the site as follows:

• Utakarra Pinnacles (Stored Data) • Geraldton Southern Transport Corridor Field Site 02 (Stored Data) • Gstcs2-Artefact Scatter As001/2009

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 13 3.10 European Heritage

3.10.1 Heritage Council of WA A search conducted under the Heritage Council of WA database revealed no heritage sites located within the site. 4.0 SERVICING INFRASTRUCTURE 4.1 Water Potable water servicing can be achieved via extension and upgrade to the existing distribution network.

Existing Water Corporation infrastructure is not currently adequate in size or capacity to cater for the ultimate requirement of Lot 800. The Water Corporation advise that formal planning would need to commence once scheme amendment and structure planning applications are finalised. Nonetheless, Water Corporation have provided preliminary advice indicating that the northern and southern parcels of Lot 800 have been considered in their future planning works. Planning documents are yet to be formalised for public viewing.

Potable water servicing can be achieved using a conventional piped network reticulation system throughout the proposed development. The network would link to arterial mains that convey water from adjoining regional distribution mains.

The three parcels of Lot 800 are located within both the Bootnell Tank zone and the Allanooka/Walkaway Tank zone. The required infrastructure upgrade will include duplication of the existing DN600 steel water distribution main linking Bootnell Tank to Auckland Road. A crossing of the Southern Transport Corridor (Geraldton-Mount Magnet Road) from Auckland Street to Abraham Road may also be required.

Alternatively, there is potential for initial stages of the northern parcels of Lot 800 to be serviced via extension of the existing water network within Simon Drive, immediately west of Lot 800. Initial services of the southern parcel of Lot 800 remains subject to the timing of neighbouring developments.

These initial strategies remains subject to hydraulic studies, timing of development and Water Corporation approval.

4.2 Sewerage The western and far northern portion of Lot 800 (northern parcel) falls within Water Corporation’s current regional wastewater planning scheme. These areas can be serviced via connection and upgrade to the existing downstream infrastructure.

Servicing of the subject site outside current wastewater planning will be influenced by future structure planning works. The Water Corporation are unable to provide any further confirmation until such time.

The southern land parcel of Lot 800 will gravitate northwards, hence a crossing of the Southern Transport Corridor (Geraldton-Mount Magnet Road) will be required.

Wastewater servicing can be achieved by using conventional gravity sewer networks throughout the development, with sub regional pump stations conveying flows to regional wastewater treatment facilities.

This strategy remains subject to the timing of this development and Water Corporation approval.

14 CITY OF GREATER GERALDTON 4.3 Power and Telecommunications Power servicing can be achieved via expansion and/or upgrade to the existing power network.

The proposed development has been assessed using Western Power’s DFIS system to determine extent of existing power infrastructure surrounding the three split parcels of Lot 800. The development area is void of any existing power infrastructure.

There are existing high voltage distribution overhead lines surrounding the northern parcels of Lot 800, with an 11kV line along Abraham St and a single phase high voltage line along the eastern boundary. The 132kV transmission line runs eastward along the Southern Transport Corridor (Geraldton-Mount Magnet Road) and turns northwards up Hardy Road. The nearest zone substation is the Geraldton zone substation on Eighth Street.

The proposed development is anticipated to add a load of 14MVA to the network. Load calculations assume Western Power’s current policy is to allow 4.7kVA per residential lot and 200kVA per hectare for industrial and commercial lots. The capacity of the existing substations would be inadequate to cater for the ultimate proposed development. Network reinforcement will be a feature of Western Power’s planning review of this site.

It is anticipated that the existing 11kV line along Abraham Street can be upgraded to accommodate initial stages of development in the northern parcels of Lot 800. Future stages of development will require significant upgrade and expansion to existing infrastructure.

The southern parcel of Lot 800 would likely receive connection via proposed neighbouring developments. Development of this parcel will be subject to timing and staging of neighbouring lots, including Lot 21. Nonetheless high voltage connections can be extended from the northern parcels of Lot 800.

Power would be reticulated throughout all parcels of Lot 800 via high voltage switchgears and transformers, which would be placed at strategic locations around the development. The higher power demands of the industrial region of the development dictate that there will be a higher density of high voltage equipment within this zone.

It is anticipated that some high voltage cables will need to be run under the Southern Transport Corridor (Geraldton-Mount Magnet Road) to service the southern portion of Lot 800, subject to the development front. Ultimately, two new feeders will likely be required to extend from a nearby zone substation.

Telecommunications servicing can be provided by the extension and upgrade of existing infrastructure in the vicinity. The National Broadband Network (NBN) will be the likely service authority that will include this site within their planning network upon completion of the Structure Planning process.

4.4 Natural Gas Gas servicing can be achieved via extension and upgrade of the existing ATCO Gas network. ATCO Gas have existing reticulation mains in the vicinity, however head end valve set upgrades and distribution mains will need to be constructed to service the three parcels of land making up Lot 800.

Initial stages of development may be possible without substantial network upgrade. This can only be confirmed upon formal design application and upon completion of the associated Structure Planning process. Further reinforcement works will ultimately provide gas to the entire development.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 15 Figure 7: Greater Geraldton Structure Plan

Geraldton

Utakarra Beachlands Rangeway

Mahomets Flats Karloo Port Grey Mt. Narngulu

Produced by: Mapping & GeoSpatial Data Branch land ll Department of Planning, WA Tarcoola On behalf of: Western Australian Planning Commission Copyright * September 2011 site W:\projects\strat_plan\strat_pol\ reg_plan\Greater Geraldton SP 2010\ maps\Greater Geraldton SP 2011 A3.dgn Base information suppliedTarcoola by: Western Australian Land Information Authority LI 430-2009-4 Beach Legend

urban

future urban

industrial and service commercial future industrial and service commercial development investigation area Wandina rural living

regional park, recreation and conservation

community purpose

public utility BRAND

bu er

cadastre primary distributor road N regional distributor road

railway reserve existing rail line 012 3 indicative rapid public Wastewater transport alignment modelled 38 dB noise contourtreatment site Narngulu precinct boundary buer kilometres Oakajee industrial estate 11 structure plan boundary

study boundary

Greater Geraldton Structure Plan 2011 EDC OLD RD3 003B greater geraldton structure plan.pdf

16 CITY OF GREATER GERALDTON 4.5 Roads and Drainage

The Tamala Limestone soil type onsite is described by the Department of Agriculture as being rapidly drained, with the Bootenal soils being well drained (DoW, 1990). Based on these characteristics, infiltration of stormwater will be the dominant stormwater drainage mechanism proposed for the development.

In accordance with the Better Urban Water Management guidelines and advice provided by the Department of Water (DoW) on the adjacent development site, a Local Water Management Strategy (LWMS) will be prepared in conjunction with the Structure Plan for the site. An Urban Water Management Plan(s) (UWMP) will then be prepared at subdivision stage.

5.0 STATUTORY AND STRATEGIC PLANNING FRAMEWORK 5.1 Greater Geraldton Structure Plan (2011) The Greater Geraldton Structure Plan 2011 (GGSP) is an update of the Greater Geraldton Structure Plan (1999). The GGSP primarily focuses on the urban areas and other areas likely to experience development pressures within the City of Greater Geraldton and the Shire of Chapman Valley. The Structure Plan provides a framework for coordinating development within this area and provides the basis for statutory planning and development control. The GGSP identifies the majority of the site for ‘future industrial and service commercial’ with the remainder identified as ‘future urban’ and ‘urban’ (refer to Figure 7). The areas identified for ‘future urban’ and ‘urban’ are the portions of Lot 800, which are located outside of the Narngulu Industrial Estate Buffer.

5.2 City of Geraldton-Greenough Town Planning Scheme No. 5

The subject sites is zoned ‘Rural’ and ‘Residential’ in accordance with TPS5.

The Narngulu Wastewater Treatment Plant is identified in LPS5 as Special Control Area 3 (SCA 3) and the Narngulu Waste Disposal Site is identified as Special Control Area 4 (SCA 4). The purpose of SCA 3 is to:

a. To identify land likely to be the subject of offsite impacts from the Narngulu Wastewater Treatment Plant.

b. To ensure that the use and development of the land in the vicinity of the Narngulu Wastewater Treatment Plant is compatible with any existing or proposed future use and development of the plant.

The clause relating to SCA 4 states:

‘Residential development or subdivision will not be approved or supported respectively within the Narngulu Waste Disposal Facility Special Control Area.’

The buffers for SCA 3 and SCA 4 both impact on Lot 800 as shown in Figure 8.

The land to the north is zoned ‘Residential’ under TPS5. The land to the east and south is zoned ‘Rural’. The land to the west is zoned ‘Development’ zone to facilitate the preparation of a Local Structure Plan for residential purposes.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 17 LEGEND

LEGEND LOCAL SCHEME RESERVES ZONES OTHER ZONES OTHER R CODES RURAL MAJOR ROAD DEVELOPMENT R20 SCA3 - NARNGULU WASTEWATER TREATMENT PLANT (SEE SCHEME TEXT) RESTRICTED USES SCA4 - NARNGULU WASTE DISPOSAL FACILITY NATURE RESERVES RESIDENTIAL RESIDENTIAL (SEE SCHEME TEXT) SCHEME BOUNDARY PARKS AND RECREATION TOURIST R20 R CODES LOCAL GOVERNMENT BOUNDARY PUBLIC PURPOSES COMMERCIAL SCHEME BOUNDARY TOWNSITE -- LAND ACT PUBLIC PURPOSES HIGHWAY COMMERCIAL BOUNDARY - OLD ACRES LAND HOLDING DENOTED AS FOLLOWS: A AIRPORT SPECIAL USE C CIVIC CE CEMETERY CIVIC AND CULTURAL CF&F CONSERVATION OF FLORA & FAUNA CP CAR PARK GENERAL INDUSTRY D DRAINAGE FF FIRE FIGHTING G GRAVEL LIGHT INDUSTRY H HALL HS HIGH SCHOOL RURAL M MUSEUM P PRISON RURAL RESIDENTIAL PS PRIMARY SCHOOL PS/HS PRIMARY & HIGH SCHOOL RURAL SMALLHOLDING RD RUBBISH DISPOSAL TS TRIG STATION W WATER WP WESTERN POWER RAILWAY

ROAD

WATERWAY Boundary Old Acres Land Holding

Figure 8: Town Planning Scheme No. 5

LEGEND LOCAL SCHEME RESERVES ZONES OTHER PARKS AND RECREATION DEVELOPMENT SCA3 - NARNGULU WASTEWATER TREATMENT PLANT (SEE SCHEME TEXT) PUBLIC PURPOSES RESIDENTIAL SCA4 - NARNGULU WASTE DISPOSAL FACILITY DENOTED AS FOLLOWS: (SEE SCHEME TEXT) RURAL C CIVIC NO ZONE RD RUBBISH DISPOSAL RURAL RESIDENTIAL ROAD LIGHT INDUSTRY RAILWAY BOUNDARY - OLD ACRES LAND HOLDING

800

J O

R12.5 S R15 H R12.5 U D IMMRI ST RUTH ST NA OMI W Y A W R12.5 Y 23 S CIR R15 O R12.5 R15 R12.5 L O M BOAZ ST IBRAHIM ON

JACOB PL RR 3

ASHER CT

AMOS PL R15 R15 HARDEY

SIMON DR DLEIFSNATS R12.5

PETER WAY 800

VENTURA

ST

RSP SU 1

PL

RD

YEDRAH

800

RD

SC OTT

18 CITY OF GREATER GERALDTON

EDC OLD RD3 007A N CITY OF GERALDTON-GREENOUGH LOCAL PLANNING SCHEME No.5 5.3 Narngulu Industrial Area Strategic Land Use Directions (WAPC, 2010) The NIASLUD reviews the current strategic planning framework for the Narngulu Industrial Area and provides direction for future planning and development. A portion of Lot 800 is located within ‘Precinct A’ of the NIASLUD, with the site identified as ‘future light industry’ for the portions of the site impacted by the Narngulu Wastewater Treatment Plant buffer and the Narngulu Waste Disposal Site buffer (refer to Figure 9). The northern portion of Lot 800 and the entire Lot 23 are not included in the NIASLUD.

5.4 Old Acre’s Structure Plan (2008) The Old Acre’s Structure Plan (refer to Figure 10) was prepared to provide a framework for the cohesive and orderly development of the 770 hectare Old Acre’s landholding, whilst ensuring that the design is responsive to the existing site attributes and the various buffer requirements. Council resolved the following at their Ordinary Meeting of 26 February 2008 in respect to the Old Acre’s Structure Plan:

‘1. Advise the applicant that Council supports in principle the Old Acres Structure Plan; and 2. Forward the Old Acres Structure Plan to the WA Planning Commission for consideration during the upcoming advertising period for the Narngulu Industrial Estate Policy Directions Plan.’

The Old Acre’s Structure Plan provides for a range of uses either side of the proposed Geraldton North-South Highway, including Future Mixed Business, Large Format Retail, Future Light Industry and Future General Industry. The Structure Plan also proposes some residential land uses north and south of the Geraldton Southern Transport Corridor.

6.0 REZONING JUSTIFICATION In support of the proposed rezoning from the ‘Rural’ and ‘Residential’ zone to the ‘Development’ zone, a concept plan has been prepared to demonstrate how the site may be developed in the future, following the preparation of the structure plan. The concept design and associated potential land uses are indicative only, and have been prepared in order to assist in developing a preliminary understanding as to how the site may be developed.

6.1 Concept Plan and Associated Potential Land Uses Under Section 5.17 of LPS5, subdivision or development in the ‘Development’ zone shall not be recommended or approved by the City unless a Local Structure Plan (LSP) has been prepared and approved. A LSP will create the basis for any further development or subdivision within the subject sites. To demonstrate how the subject sites could be integrated with adjoining lots an indicative concept plan has been prepared to support the proposed rezoning and to form the likely basis of a future LSP for the area.

The Indicative Concept Plan (Figure 11), includes the proponents landholdings on both sides of the Geraldton Southern Transport Corridor (Geraldton-Mount Magnet Road) in Karloo, Utakarra and Narngulu as well as vacant adjoining lots, including Lots 21 and 132, and the adjoining approved and proposed LSP’s to the north and west. The surrounding land is included in the concept plan to demonstrate that it is well integrated. The allocation of land uses has due regard to the buffers affecting the subject sites, including the Narngulu Waste Water Treatment Plant Buffer, Narngulu Waste Disposal Site Buffer and Narngulu Industrial Estate Buffer.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET, KARLOO 19 Legend

Figure 9: Narngulu Industrial Area Strategic Land Use Directions

1

GERALDTO

800 Legend

23

N

9 800

10 Precinct D SOUTHERN 2 2

800 1 GERALDTO 5 Narngulu Waste Disposal Site N

9 VERITA 1

6 10 Precinct D SOUTHERN 2 2 10 HTRON 800 5 Narngulu Wastewater Narngulu Waste 21 Disposal Site Treatment Plant BRAN

VERITA 1 6

21

D 10 HTRON Narngulu Wastewater Treatment Plant BRAN

D 10 6 10 6

proposed Verita Road future general industry future general industry rural rural proposed Veritabu ers Road bu ers existing light industry community purposes proposed east-west road notional special design area subject to further planning precinct boundary existing light industry future light industry communitypublic utilities purposes proposed east-westpotential infrastructure road notional special design area corridor future light industry/service open space and recreation modelled 38 dB noise contour subject to further planning commercial/mixed business urban dune preservation reserve proposed 132 kV powerlineprecinct boundarybu er interface area future light industry public utilities potential infrastructure rural residential railway reserve wastewater pipeline corridor future light industry/service open space and recreation modelled 38 dB noise contour commercial/mixed businessrural smallholdings primary regional road urban dune preservation reserve proposed 132 kV powerline bu er interface area rural residential railway reserve wastewater pipeline 20 CITY OF GREATER GERALDTON rural smallholdings primary regional road Figure 10: Old Acre’s Structure Plan

2185 8982 9000

6817 700

800 21 201 149 1 202 51

2 22 12813 23 21 2

100

3 22 11 101

3222 8072 LANDFILL BUFFER 800 100 12 11 13 14 20 4940 316 317 316 319 350 12637 50 351 12638 12648 12635 801 12642 12639 12641 12640 350 351 12649

317 122 318 51 316 800 731

MERU 2227 2268 LANDFILL

121 SITE 21 31 11541 262

9004

202 780 202 21

200 WATER CORP 132 108 WASTE WATER 201 107 9004 TREATEMENT PLANT 105 1782 150 104 103 FUTURE MIXED BUSINESS (299.87ha) 102

LARGE FORMAT RETAIL - COMMERCIAL/BUSINESS PARK/SHOWROOM/WAREHOUSE (118.94ha)

746 FUTURE GENERAL INDUSTRY (162.26ha)

FUTURE LIGHT INDUSTRY (218.46ha) 745 9004 FUTURE RESIDENTIAL (medium term 5 - 15 years) (93.53ha)

9 EXISTING RESIDENTIAL R12.5 (29.79ha) 151 RECREATION

700 PRIMARY DISTRIBUTOR ROAD

VERITA ROAD RESERVE 9004 9 WATER CORP BUFFER VERITA132 ROAD LANDSCAPE BUFFER 11952

POTENTIAL REGIONAL ROAD ( ALIGNMENT TAKEN FROM DPI'S NARNGULU INDUSTRIAL ESTATE POLICY DIRECTIONS PLAN)

NOTE: Designated land uses are predicated on notated buffers. If buffer areas are NARNGULU INDUSTRIAL ESTATE BUFFER modified then land uses will be revised.

OLD ACRES STRUCTURE PLAN s ay Lot 800 Greater Geraldton

DISCLAIMER: ISSUED FOR DESIGN INTENT ONLY. ALL AREAS AND DIMENSIONS ARE SUBJECT TO DETAIL DESIGN AND SURVEY.

AMENDMENT - TOWN PLANNING SCHEME NO. 5 | LOTS 23 + 800 MOLONEY STREET,REFERENCE NUMBER KARLOODRAWING NUMBER ISSUE 21 N 0 metres 200 400 600 800 1000 SCALE 1:20000 SHEET A4 EDC OLD RD1 003 A The land located outside of the buffers is to be developed primarily for residential uses. The residential area will comprise of a range of densities from low to medium density to allow for the creation of a variety of lot types and housing product. This variety of housing product will ensure that the area caters for different demographics, ranging from single person households, families and retirees. Given the LSP’s in the locality are predominately low density (e.g. R12.5), it is considered important to provide a variety of lot types within the subject sites, in order to cater for a range of demographics.

Larger lots are proposed adjoining the future Geraldton North-South Highway (GNSH) to act as a transition area between the GNSH and the denser areas of the LSP.

A neighbourhood centre has been identified on the concept plan to support the existing and proposed residents of the locality. The amount of retail floorspace for this centre will be determined at the LSP stage. The public open space (POS) areas have been located to retain existing vegetation or to complement existing and proposed open space areas in adjoining LSP’s. It is proposed to provide a mix of neighbourhood parks and larger POS areas.

The concept plan provides for connections to existing residential areas to the north and proposed roads identified in existing and proposed LSP’s to the west. The major access thoroughfare for the siteisthe proposed East-West Connector Road through the Main Roads WA owned Lot 23, which links Abraham Street to Edward Road. This East-West Connector Road is considered to provide an important distributor function within the locality and its alignment should be fixed as soon as practical.

The concept plan over the land located within the buffers areas and identified in the Narngulu Industrial Area Strategic Land Use Directions document as ‘future light industry’ is designed to accommodate a range of lot sizes from 2000m2 up to 2 hectares to cater for a variety of potential light and service industries.

7.0 CONCLUSION In accordance with the City of Geraldton-Greenough Local Planning Scheme No. 5 (LPS 5), Lots 23 and 800 is currently zoned ‘Rural’ and ‘Residential’. Portions of Lot 800 have been identified by the Narngulu Industrial Area Strategic Land Use Directions document as ‘future light industry’.

In light of the above, the proponent seeks to rezone the site to the ‘Development’ zone. This zoning will facilitate the preparation of a Local Structure Plan (LSP) over the subject site, prepared in accordance with Section 5.17 of TPS5. The LSP will propose to subdivide and develop the site for residential and light industrial purpose that is suitably integrated with the surrounding landholdings.

22 CITY OF GREATER GERALDTON Figure 11: Lot 23 + 800 Indicative Concept Plan

MOLONEY

STREET

APPROVED LSP 800

ABRAHAM STREET EAST-WEST CONNECTOR TO EDWARD ROAD

23

ABRAHAM STREET - ACKLAND STREET NORTH - SOUTH CONNECTOR

APPROVED LSP GERALDTON NORTH SOUTH HIGHWAY GERALDTON 800 INDICATIVE LSP

SOUTHERN TRANSPORT CORRIDOR (GERALDTON - MOUNT MAGNET ROAD)

LEGEND SUBJECT SITE 800 EXISTING CADASTRE

RESIDENTIAL TRANSITION

RESIDENTIAL LOW DENSITY

RESIDENTIAL MEDIUM DENSITY

PUBLIC OPEN SPACE

LOCAL CENTRE (400m/800m PED SHED)

LIGHT INDUSTRY

NARNGULU INDISTRIAL ESTATE BUFFER

NARNGULU WASTEWATER TREATMENT PLANT BUFFER

NARNGULU WASTE DISPOSAL SITE BUFFER

PRIMARY REGIONAL ROAD

PROPOSED DISTRICT DISTRIBUTOR ROAD NETWORK

INDICATIVE/ APPROVED LOCAL ROAD NETWORK PROPOSED VERITA ROAD CLIENT INDICATIVE CONCEPT PLAN ESTATES DEVELOPMENT CO robertsday Lot 23 and Lot 800 North Old Acres Structure Plan N perth | sydney | melbourne PROJECT City of Geraldton - Greenough OLD ACRES Level 1 | 130 Royal Street East Perth Western Australia 6004 AUSTRALIA T: 08 9218 8700 | F: 08 9218 8701 PRELIMINARY REFERENCE NUMBER DRAWING NUMBER ISSUE 21 0 metres 100 200 300 www.robertsday.com.auAMENDMENT - TOWN PLANNING SCHEME NO. 5 |N OT E: ISSEDLOTS F OR D ESIGN IN T ENT ONLY. 23 ALL AREAS AND + 800 MOLONEY STREET, KARLOO 23 INDICATIVE D IM EN SION S AR E SU BJ EC T T O D ETAIL DESIGN AND SURVEY. SCALE 1:10 000 SHEET A4 EDC OLD UD3 004 B LEGEND LEGEND

LOCAL SCHEME RESERVES ZONES

MAJOR ROAD DEVELOPMENT

PARKS AND RECREATION

PUBLIC PURPOSES DENOTED AS FOLLOWS: C CIVIC RD RUBBISH DISPOSAL

W WATER J

J ROAD

O O S R12.5 S H R12.5 H RUTH ST U RUTH ST U A A W W R12.5 Y Y S CIR S CIR R15 O R12.5 R15 O R12.5 L L O M O M

IBRAHIM ON IBRAHIM ON

JACOB PL ZONESRR 3 JACOB PL RR 3

AMOS PL AMOS PL

HARDEY HARDEY

DEVELOPMENT

SIMON ROAD SIMON ROAD DLEIFSNATS RESIDENTIAL DLEIFSNATS

D D R R12.5 R SPECIAL USE PETER WAY PETER WAY

VENTURA VENTURA RURAL

ST ST RURAL RESIDENTIAL SU 1 SU 1 SU 1 RURAL SMALLHOLDING

PL PL

RD OTHER RD

R20 R CODES

RESTRICTED USES

ROAD ROAD YEDRAH YEDRAH SCHEME BOUNDARY

TOWNSITE -- LAND ACT

SCA3 - NARNGULU WASTEWATER TREATMENT PLANT (SEE SCHEME TEXT) SCA4 - NARNGULU WASTE DISPOSAL FACILITY (SEE SCHEME TEXT)

SPECIAL USE AREARD RD N (SEE SCHEME TEXT) RURAL RESIDENTIAL AREA (SEE SCHEME TEXT) RESIDENTIAL STRUCTURE PLAN (SEE SCHEME TEXT)

NO ZONE

EXISTING ZONING PROPOSED ZONING PROPOSED SCHEME AMENDMENT CITY OF GREATER GERALDTON LOCAL PLANNING SCHEME No.5

0 500 m EDC OLD RD3 008A