GOLDEN GATEWAY STRUCTURE PLAN Prepared for City of Belmont Prepared by Taylor Burrell Barnett March 2019 16/008-0 LB Feb 2017 16/008-1 LB Apr 2017 Golden Gateway Structure Plan 16/008-3 LB 21.05.18 16/008-4 LB 30.07.18 16/008-5 LB 25.03.19 In association with: Taylor Robinson Cardno EPCAD Flyt Essential Environmental Place Match ENDORSEMENT This Structure Plan is prepared under the provision of the City of Belmont Local Planning Scheme No. 15 IT IS CERTIFIED THAT THIS STRUCTURE PLAN WAS APPROVED BY RESOLUTION OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON: …………………………….. Date Signed for and on behalf of the Western Australian Planning Commission ………………………………………………. an officer of the Commission duly authorised by the Commission pursuant to section 16 of the Planning and Development Act 2005 for that purpose, in the presence of: …………………………………………. Witness …………………………….. Date …………………………….. Date of Expiry Golden Gateway | Structure Plan i TABLE OF AMENDMENTS Amendment No. Summary of the Amendment Amendment Type Date Approved by WAPC ii Golden Gateway | Structure Plan EXECUTIVE SUMMARY This Structure Plan is prepared to guide the subdivision and development of land contained The Structure Plan proposes development of land for: within the inner edge of the line denoting the Structure Plan boundary on the Structure Plan map (hereafter referred to as ‘Golden Gateway’ or ‘subject land’). Commercial uses; Retail uses; The subject land is located: Residential purposes comprising a mix of low, medium and high residential densities; Public Open Space (POS) including foreshore reserve; and Within the municipality of the City of Belmont; Access streets. Approximately 5 kilometres (km) north-east of the Perth Central Business District (CBD) 3km north of Belmont Forum and mixed business area and 5km north-east of Victoria Park Item Data Structure Plan Ref. entertainment precinct; and (Section No.) Approximately 2.5km east of Graham Farmer Freeway and 2km west of Tonkin Highway. Total area covered by the Structure Plan 23.9871 ha 1.2.3 The subject land encompasses a mix of uses comprising mixed business, retail (food and Area of each land use proposed: Hectares 3.3 beverage), public uses associated with the Western Australian Turf Club (WATC), Ascot Residential 1.1449 ha Racecourse and Ascot Kilns, Belmont Trust Land and Swan River environs. The remainder of the Mixed Use 11.8306 ha subject land is largely undeveloped and devoid of vegetation. The development of the Belmont Trust Land and Ascot Kilns sites are subject to separate Estimated No. of Dwellings 3,400 3.3.1.1 planning processes. Estimated Residential Site Density 261 Dwellings per site/ha 4.1.2.1 The Ascot Kilns site is owned by the Western Australian Planning Commission (WAPC) and is the Estimated Population 6,120 persons 3.3.1.1 subject of a draft Local Development Plan (LDP) and draft Local Planning Policy (LPP) that was No. of High Schools N/A 3.6 considered for final approval by Council at its meeting of 12 December 2017. The draft LDP and No. of Primary Schools N/A 3.6 LPP details the intended future planning vision for this site with regards to proposed land uses, 2 built form, development standards and the retention of the majority of the heritage listed kilns Estimated Commercial Floor Space 5,920m nett lettable area 3.3.2.1 and chimney structures. Estimated Retail Floor Space 1,200m2 nett lettable area 3.3.2.2 The Belmont Trust Land is owned by the City of Belmont and managed by the ‘Belmont Trust’. Estimated area and percentage of Public Open 3.3.7 Space given over to: 3.47% This land is not subject to any formal statutory planning processes at this stage and nor is there a Local Parks 0.6974 ha 2 parks specific timeline for the future planning of this land. The future consideration for this land is dependent upon the ‘Belmont Trust’. Estimated area of natural area 4.5556 ha 3.3.7 (existing Parks and Recreation Reservation) Golden Gateway | Structure Plan iii TABLE OF CONTENTS PART ONE IMPLEMENTATION 1 2.1.2 FLORA 29 3.3.6 CAR PARKING 50 1 STRUCTURE PLAN AREA 2 2.1.3 FAUNA 29 3.3.7 PUBLIC OPEN SPACE 50 2.2 LANDFORM AND SOILS 29 3.3.8 PUBLIC REALM PROVISION 53 2 OPERATION 2 3.3.9 LANDSCAPE DESIGN 61 3 STAGING 2 2.2.1 LANDSCAPE AND TOPOGRAPHY 29 2.2.2 ACID SULFATE SOILS 29 3.4 MOVEMENT NETWORK 62 4 SUBDIVISION AND DEVELOPMENT REQUIREMENTS 3 2.2.3 CONTAMINATED SITES 30 3.4.1 ROAD NETWORK AND TRAFFIC MANAGEMENT DEVICES 62 4.1 LAND USE ZONES/RESERVES 3 2.3 GROUNDWATER AND SURFACE WATER 30 3.4.2 TRAFFIC FORECASTS 65 3.4.3 PEDESTRIAN AND CYCLING NETWORK 65 4.1.1 MIXED USE (R-AC0) 3 2.3.1 GROUNDWATER 30 3.4.4 PUBLIC TRANSPORT 66 4.1.2 RESIDENTIAL 4 2.3.2 SURFACE WATER 30 4.1.3 PARKS AND RECREATION 4 3.5 WATER MANAGEMENT 66 2.4 BUSHFIRE HAZARD 30 4.1.4 LOCAL ROADS 5 3.5.1 LOCAL WATER MANAGEMENT STRATEGY 66 4.2 DEVELOPMENT REQUIREMENTS 5 2.5 HERITAGE 30 3.5.2 STORMWATER MANAGEMENT 66 3.5.3 GROUNDWATER MANAGEMENT 67 4.2.1 PRECINCT DEVELOPMENT REQUIREMENTS 5 2.5.1 ABORIGINAL 30 4.2.2 GENERAL DEVELOPMENT REQUIREMENTS 8 2.5.2 EUROPEAN 30 3.6 EDUCATION FACILITIES 67 5 OTHER REQUIREMENTS 10 2.6 EXISTING MOVEMENT NETWORK 31 3.7 EMPLOYMENT 67 5.1 SCHEME AMENDMENT 10 2.6.1 GREAT EASTERN HIGHWAY 31 3.8 INFRASTRUCTURE COORDINATION, SERVICING AND STAGING 67 2.6.2 INTERNAL ROADS 31 5.2 LOCAL PLANNING POLICY 10 2.6.3 PEDESTRIAN NETWORK AND CYCLING 32 3.8.1 WATER SUPPLY 67 2.6.4 PUBLIC TRANSPORT 32 3.8.2 WASTEWATER 68 5.2.1 CONTENT OF LOCAL PLANNING POLICY 10 3.8.3 POWER SUPPLY 68 5.3 INFRASTRUCTURE FUNDING STRATEGY 11 2.7 ROAD TRAFFIC NOISE 33 3.8.4 GAS SUPPLY 68 3.8.5 TELECOMMUNICATIONS 68 5.4 BUSHFIRE MANAGEMENT 11 2.8 EXISTING INFRASTRUCTURE AND SERVICING 33 3.8.6 WATER CORPORATION MAIN DRAIN 68 5.5 ABORIGINAL HERITAGE 11 2.8.1 WATER SUPPLY 33 2.8.2 WASTEWATER 33 3.9 IMPLEMENTATION 68 5.6 NOISE ATTENUATION 11 2.8.3 POWER SUPPLY 33 3.9.1 LOCAL PLANNING POLICY 68 6 ADDITIONAL INFORMATION 12 2.8.4 GAS SUPPLY 33 3.9.2 SCHEME AMENDMENT TO FACILITATE STRUCTURE PLAN 69 2.8.5 TELECOMMUNICATIONS 33 PART TWO EXPLANATORY INFORMATION 16 3.9.3 SCHEME AMENDMENT TO ‘NORMALISE’ STRUCTURE 3 STRUCTURE PLAN 34 PLAN 69 1 PLANNING BACKGROUND 17 3.9.4 INFRASTRUCTURE FUNDING ARRANGEMENTS 69 3.1 VISION AND OBJECTIVES 34 1.1 INTRODUCTION AND PURPOSE 17 3.9.5 LAND ASSEMBLY 69 3.1.1 VISION 34 1.2 LAND DESCRIPTION 17 3.1.2 OBJECTIVES 34 1.2.1 LOCATION 17 3.2 DESIGN PREPARATION 34 1.2.2 LAND USE 20 1.2.3 LEGAL DESCRIPTION AND OWNERSHIP 21 3.2.1 OPPORTUNITIES 35 TECHNICAL APPENDICES 3.2.2 ISSUES AND CONSTRAINTS 37 1.3 PLANNING FRAMEWORK 24 3.2.3 CONCEPT SCENARIO FORMULATION 41 APPENDIX A BUSHFIRE MANAGEMENT PLAN 1.3.1 ZONING AND RESERVATIONS 24 3.2.4 DEVELOPMENT CONCEPT PLAN 43 1.3.2 PLANNING STRATEGIES 26 APPENDIX B ENVIRONMENTAL ASSESSMENT REPORT 3.3 LAND USE 47 1.3.3 PLANNING POLICIES 27 APPENDIX C MOVEMENT AND ACCESS STRATEGY 1.3.4 PRE LODGEMENT CONSULTATION 28 3.3.1 RESIDENTIAL 47 APPENDIX D LOCAL WATER MANAGEMENT STRATEGY 3.3.2 OTHER LAND USES 48 2 SITE CONDITIONS AND CONSTRAINTS 29 APPENDIX E INFRASTRUCTURE ASSESSMENT REPORT 3.3.3 UNACCEPTABLE LAND USES 48 APPENDIX F PUBLIC REALM STRATEGY 2.1 ENVIRONMENTAL ASSETS AND CONSTRAINTS 29 3.3.4 BUILDING HEIGHT 49 2.1.1 VEGETATION 29 3.3.5 LANDMARK SITES 49 iv Golden Gateway | Structure Plan PART ONE IMPLEMENTATION Golden Gateway | Structure Plan 1 The delivery timeframe of the local centre will be largely determined by economic factors and the rate of population growth. 1 STRUCTURE PLAN AREA Table 1 below provides an outline of the key triggers for enabling development within various This Structure Plan shall apply to the Golden Gateway Precinct, being the land contained within parts of the Structure Plan area. the inner edge of the line denoting the Structure Plan boundary on the Structure Plan map (Plan 1). TABLE 1: STAGING TRIGGERS STAGING TRIGGERS DEVELOPMENT AREAS COMMENT 2 OPERATION 1. Planning Framework Kilns site and No subdivision or development to be implementation - adjoining WATC approved until the planning Scheme Rezoning, Admin site framework is in effect. This Structure Plan commences operation on the date it is approved by the Western Australian Structure Plan Great Eastern Planning Commission (WAPC). approval Highway land 2. Modifications and All land referred to This work is necessary to establish upgrades of in 3 and 4 below new road alignments and rationalise Grandstand Rd, cadastral boundaries, prior to 3 STAGING Resolution Dve and development of any land requiring Stoneham St and access from those roads either Stoneham St / directly or indirectly, or impacted by The staging of subdivision and development will be influenced by the timing of major road Resolution Dve land assembly requirements. realignments and upgrades, and land rationalisation. As most of the developable land is roundabout. Create fragmented and privately owned, the actual timing and sequence of development will be subject linear POS reserve. to market demand and individual development intentions.