Bushfire Protection - LOT 345 WOOLLCOTT AVENUE, BRABHAM LOCAL STRUCTURE PLAN 3A

LSP3

3.3 Bushfire Protection

3403Rep7A 35 3.2.5 Streetscapes

While not usually acknowledged as traditional public open space pursuant to Liveable Neighbourhoods and recognised under Table 2, streetscapes make up an important component of the public realm, and the quality of landscaping within key streets assists to deliver a true sense of place within new urban areas.

The LSP enables opportunities for a higher standard of landscaping along two key streets:

• The main entry from Woollcott Avenue, where a combination of a wider boulevard style access street with landscaped verges, and the landscaped pipeline corridor will promote a sense of place upon arrival, as well as forming a key view corridor from the entry road to the St Leonards Creek open space to the north. Driveways will be designed such that they form a key part of the verge landscaping and promote an attractive, low speed environment.

• The east-west neighbourhood connector road that traverses the centre of the structure plan area and links the two primary schools to the east and west of the LSP area. There are opportunities to include a boulevard treatment as well as additional verge landscaping / planting to highlight the importance of the road, whilst also promoting a low speed environment.

The detailed engineering design and landscaping schedule of these key streets will be determined in consultation with the City at subdivision stage.

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3403-27-01 (31.08.2015), Nts

This plan has been prepared for general information purposes only and uses potentially uncontrolled data from external sources. CLE does not guarantee the accuracy of this plan and it should not be used for any detailed site design. This plan remains the property of CLE.

Source: Natural Area Consulting

3403Rep7A 37 A plan depicting likely BAL ratings and Building Protection Zones (BPZ) is Figure 13. BALs

and BPZs are assigned to all lots within 100m of any classified vegetation (i.e. lots that are deemed to be Bushfire Prone) on the following basis:

• Lots to the north of St Leonards Creek - Area 1 includes approximately 14 single dwelling Lots, with those fronting the vegetated area within the St Leonards Creek requiring a BAL-29 rating and a minimum setback of 4m from the front lot boundary in addition to the road reserve to provide adequate separation from the vegetation. The seven lots to the north will require a BAL-12.5 rating.

The LSP identifies a grouped housing site in the north eastern corner, adjacent to the St Leonards Creek POS. A BAL-rating will be determined for this site once further design work is carried out post subdivision approval. A minimum separation distance of 14m will be required between the vegetation and buildings for a BAL-29 rating, and which may be achieved through ensuring car park and hardstand areas are concentrated towards the south of the lot. Landscaping and some clearing within St Leonards Creek may also contribute to separation distances between buildings and vegetation.

• Lots to the south of St Leonards Creek - Fourteen lots that front the vegetated buffer associated with St Leonards Creek will be provided with a 4m setback from the lot boundary in addition to the road reserve to achieve a minimum separation distance from the vegetation for a BAL-29 rating. All other lots within 100 m of that vegetation will require a BAL-12.5 rating.

• Lots in south western corner of the LSP area - A larger stand of woodland vegetation is to be retained within the Resource Enhancement Wetland to the west of the LSP area adjacent to Woollcott Avenue. The presence of the Parmelia gas pipeline easement and the main north-south road into the LSP enables a minimum separation distance of 43m between the vegetated areas and lots, thus a BAL-12.5 rating will apply to lots within 100m.

• Vegetation to the east in Department of Housing landholdings – The Department of Housing landholdings will be developed at some future point in time, which will result in the clearing of the majority of the scattered vegetation to the east of the LSP area. If development within the LSP area proceeds ahead of that in the land to the east, vegetation in that land will need to be considered from a fire management perspective. This is likely to result in the majority of affected lots requiring a BAL rating of BAL 12.5, with approximately seven lots that cannot achieve adequate separation distance unless this vegetation is cleared. Other lots within 100m of this vegetation are developable if a BAL-rating is assigned as a fire protection mechanism, with the majority being a BAL-12.5.

It is the proponent’s intent that those lots immediately adjacent to the vegetation in the Department of Housing land will not be developed until such time as that vegetation is cleared and the fire risk in that area reduced accordingly.

With the exception of the St Leonards Creek, all areas of POS will be designed and landscaped to a ‘low threat’ standard under the Australian Standards and will not pose a bushfire hazard to development within the site.

In accordance with LPS 17 Amendment no.99, the LSP has provided a map of Bushfire Prone Areas (refer figure 13) to demonstrate those areas which require a detailed BAL Assessment prior to dwelling construction. The bushfire mapping detailed in the fire management plan supersedes the City of Swan bushfire mapping, in accordance with the scheme provisions outlined in LPS 17 Amendment 99.

Bushfire construction standards, including any increased front setback areas will be implemented at development application / building licence stage in accordance with the City’s standard practice.

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Source: Natural Area Consulting

Table 4 – Typical Lot / Dwelling Types Contemporary Front

Loaded Lots Compact Front Loaded Lots Rear Loaded Cottage Lots Typical Lot

Width 10.5m - 15m 12.5m – 15m 6.5m – 10m

Typical Lot

Depth 30m 20m - 25m 25m - 30m

Lot Area 300m² - 450m² 250m² – 375m² 250m² – 375m²

Vehicle

Access Street Street Rear lane

Typical Location

Mid block, end of block Typically where no specific density drivers

Lot frontages are normally

‘salt and peppered’ along the street block to ensure streetscape amenity and housing diversity

End of street blocks, adjacent to POS, primary schools and other areas of high amenity

Where more traditional module depths are not achievable

Adjacent to

neighbourhood connectors and boulevards where street access is constrained.

Adjacent to schools and public open space to avoid driveway conflicts

Directly abutting, high amenity POS.

Residential

Density Code Residential R30 Residential R30 – R40 Residential R40 Built Form

Control

RMD Codes

Design Guidelines (by developer)

RMD Codes

Design Guidelines (by developer)

RMD Codes

Design Guidelines (by developer)

Built Form Character and Delivery

Single dwellings

Typically sold as land only

Single dwellings

Land only or pre-built house and land

Appearance of traditional front loaded dwelling from the street

Single and grouped dwellings

Typically built out and sold as a house and land package

3403Rep7A 39 3.4 Residential

The LSP provides a framework for the delivery of a diverse range of housing, including a number of innovative and affordable housing types, and achieving residential density targets specified under State policy.

As both a home builder and land developer, the delivery of quality housing is a key objective for the ABN Group. Key to this is the delivery of housing that addresses and surveys public spaces, incorporation of solar passive design principles for private outdoor living areas and ensuring garages / carports are appropriately located. This will be implemented through the RMD provisions, as set out in Planning Bulletin 112/2015, which are recognised in the LSP Part 1 statutory section.

3.4.1 Dwelling Yields and Density Targets

The LSP provides the framework to deliver a range of housing types and tenures to facilitate residential yields commensurate with the strategic and statutory planning framework, as well as the site’s location within the broader district context.

The LSP has the potential to realise approximately 325 – 335 residential dwellings accommodating approximately 910 – 938 people. Densities range from R30 to R60, based on the following principles:

• The majority of the Structure Plan area has a density code of R30, providing opportunities to deliver a range of front loaded lots, ranging in size from approximately 260 m² – 450 m².

• Medium density R40 and R60 coded lots are typically located adjacent to areas of public open space and within the 400m walkable catchment to the planned local centre, where a higher standard of amenity is expected. This coding provides opportunities to deliver contemporary single and two storey cottage style housing with front or rear lane access, as well as grouped / multiple housing options in appropriate locations. Single house lot sizes will generally range from 150m² up to 360m².

Directions 2031 and Beyond recommends a housing density target of 15 dwellings per gross urban zoned hectare. The Structure Plan establishes a framework to exceed this target, and has the potential to deliver more than 16 dwellings per gross urban hectare, or 17 dwellings per hectare if the gas pipeline easement is deducted from the site area. This density is commensurate with the broader context in which the site is located.

3.4.2 Lot / Dwelling Types

A diverse mix of lot and housing typologies will be achieved. There may be opportunities for the proponent to build out pockets of medium density housing to deliver a range of housing types and amenity. Table 4 provides a brief description of the housing typologies that could be delivered within the Structure Plan area.

3.4.3 Residential Design Code Variations

In order to effectively and efficiently deliver the housing types envisaged in Table 4 above, it is necessary to apply the RMD standards identified in the WAPC’s Planning Bulletin 112/2015. The LSP includes the applicable RMD30 and RMD40 provisions within the Part 1 Statutory Report, and it is anticipated that the City will be preparing a local planning policy to adopt the RMD provisions in the near future.

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Source: KCTT

3403Rep7A 41 3.5 Movement Networks

The Albion DSP provides the key transport elements, and identifies the regional and district road hierarchy for the DSP area. A Transport Assessment for the LSP3A area has been prepared by KCTT traffic consultants, refer Appendix 7. This report draws on the key elements of the earlier traffic assessment prepared as part of the DSP and provides updated traffic modelling specific to the LSP area.

The following section outlines the key elements of the Transport Assessment including details of the existing and the proposed road networks, the road hierarchy classification and road cross-sections. The section also provides an overview of cyclist and pedestrian network provision within LSP3A.

3.5.1 Road Network, Capacity and Arterial Road Access

The DSP provides an indicative grid of Integrator and Neighbourhood Connectors as well as key local access streets that link the key land use nodes within the DSP. This road network has been further refined by local structure planning and subsequent subdivision approvals within the DSP area, which provides a road network generally consistent with the principles of the DSP.

Arterial access to the LSP area is provided predominantly by Woollcott Avenue – a Neighbourhood Connector A road, linking the Partridge Street activity corridor in the west with Henley Brook Avenue to the east. Access to the LSP area from Park Street is afforded by the existing north-south Neighbourhood Connector B road that passes through the Avonlee estate to the north, while a planned east-west Access Street A connects the LSP area to Partridge Street via the planned primary school to the west of the LSP area within LSP1B.

The analysis undertaken by KCTT confirms the DSP analysis that there is sufficient existing capacity within the arterial road network to accommodate the traffic generated from the LSP area.

LSP3A refines and builds upon the existing road network as well as the network established via the DSP and adjoining structure plans. KCTT’s analysis confirms that traffic volumes within the LSP area, including external traffic, are relatively low and road classifications and cross sections are allocated accordingly.

The Street Types Plan at Figure 14 identifies the proposed LSP road network, including the identification of a hierarchy of local access streets within the LSP area.

The traffic volumes forecast for the LSP road network are comfortably within the acceptable limits as prescribed in the DSP and Liveable Neighbourhoods - refer Appendix 7 for detailed traffic forecasts.

3.5.2 Street Cross Sections

The following provides a summary of the indicative cross sections and reserve widths for the key streets within the LSP area. The cross sections and reserve widths are indicative only, and will be confirmed at subdivision stage in the usual manner. The cross sections described in this report are included in Appendix 7.

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Source: KCTT

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Source: KCTT

3403Rep7A 43 Woollcott Avenue

Whilst not within the actual LSP area, Woollcott Avenue provides the primary access to the arterial network. Consistent with the DSP, the LSP identifies Woollcott Avenue as a Neighbourhood Connector A road, carrying approximately 1,200 vehicles per day (vpd).

The existing Woollcott Avenue road reserve is 30m wide, and can easily accommodate a Neighbourhood Connector A standard road as per Liveable Neighbourhoods standards, with the surplus road reserve allowing for wider landscaped verges / median and arterial drainage conveyance. The precise design and cross section of Woollcott Avenue has already been determined by the City of Swan as part of previous structure planning to the west of the LSP area, and it is anticipated that the same cross section will apply in this instance.

Local Access Streets

By virtue of the residential land uses and the absence of any major non residential land uses, the LSP road network comprises entirely of local access streets. The LSP classifies two roads as Access Street A based on the Liveable Neighbourhoods functional road hierarchy as follows:

i. The north – south road abutting the Parmelia Gas Pipeline Easement and providing access to Woollcott Avenue – carrying approximately 500 vehicles per day (vpd); and ii. The east – west road that traverses the easement and links to the primary school to

the west of the LSP area. Provision is made in the LSP for an eastern extension of this Access Street A to connect to the planned primary school to the east of the LSP area as part of future planning for the eastern landholdings. This road is forecast to carry approximately 1250 vpd at ultimate development.

The cross section for the Access Street A – refer Figure 15, is generally consistent with figure 19 of Liveable Neighbourhoods, and will include 2 x 3.5m carriageways with a dividing median in the order of 2m-3m. Due to the need for direct lot access, the opportunities to include formal embayed verge parking are limited, with informal visitor parking to instead be provided within the private property driveways. This has resulted in a reduced reserve width from that depicted in Liveable Neighbourhoods, however the functional intent of the Access Street A remains consistent with the core principles of Liveable Neighbourhoods.

All other streets within the LSP area are classified as Access Street C by virtue of the low forecast traffic volumes and the local access function provided. Consistent with the WAPC’s Structure Planning Guidelines, access streets are not shown on the LSP Plan and will be determined at subdivision stage once planning is further progressed. The LSP Concept Plan at Figure 9 and Street Types Plan at Figure 14 show one possible manner in which local access streets can be located and aligned within the broader network.

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Source: KCTT

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Source: KCTT

3403Rep7A 45 3.5.3 Pedestrian and Cyclist Network

The LSP facilitates safe and convenient pedestrian and cycle movement through a combination of permeable road networks with short street lengths, linear open space, and provision of a detailed network of footpaths and shared paths. As demonstrated in the cycle / pedestrian network plan at Figure 16, the LSP provides multiple route options to the land use elements within the DSP such as schools, the neighbourhood centre, and public transport routes.

The key principles for determining the hierarchy of pedestrian and cycling facilities is as follows:

• Neighbourhood Connector roads will allow for on-road cycling (either in designated lanes or shared spaces) as well as footpaths on either side.

• A 2.5m wide dual use path will be provided on all designated Access Street A roads, with a standard footpath on the opposite side of the street.

• A standard 2m footpath will be provided on one side of all Access Street C roads, consistent with Liveable Neighbourhoods.

• Key areas of public open space will provide recreational footpaths / shared paths to facilitate safe pedestrian and cycle movement away from key transport corridors.

These principles will be confirmed and refined as part of further detailed planning at the detailed design stages.

3.5.4 Public Transport

The key principles for public transport provision in the Brabham area are established via the DSP, and are premised on regular passenger bus services using Lord Street, Partridge Street, and Youle Dean Road, with opportunities for a future rapid bus transit service or similar adjacent to Lord Street that links Ellenbrook to the Midland rail line.

Partridge Street is the closest planned public transport route to the LSP area, and is located within an easy walking distance of approximately 600m – 800m from the majority of dwellings within the LSP area. Access to Partridge Street can be easily achieved via Woollcott Avenue, or via the road / POS network established by LSP1B to the west.

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3403-30-01 (01.09.2015), Nts

Source: KCTT

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