Financial implications occur at two levels.
Firstly, there are resources required to manage the planning process, review the structure plan and ensure that the necessary agreements, conditions and land management arrangements are in place prior to final approval of the proposal. These issues require substantial staff time in the Community Planning, Development Services and Operations sections of the City, which are already stretched by a multitude of urban development and infrastructure projects occurring in the City.
Secondly, in the longer term, the development and management of the urban area will generate both income and costs for the City, which need to be carefully considered to ensure that the development is economically sustainable, both for the Council and the future community. A development of this nature has major implications for the provision of community infrastructure assets and the on-going maintenance of these assets to meet the needs of the community.
It is intended that, through the preparation of the Urban Growth Strategy and further detailed analysis of the proposal, appropriate modelling of these financial costs and benefits will be developed so that the long-term financial implications of development can be properly considered by Council.
RECOMMENDATION
That the Council resolve to:(1) Endorse the draft Structure Plan (dated October 2004), TPS Amendment, Water Management Plan and Environmental Review documents for the proposed ‘Albion Town’ development at Henley Brook for the purposes of referral to the relevant agencies and formal public consultation, subject to any necessary updating or correction of the documents to achieve consistency between the documents and to reflect current information.
(2) Forward the Environmental Review and related documents to the Environmental Protection Authority for assessment under Division 3 of Part IV of the Environmental Protection Act, with a request that the public advertising period for the environment assessment runs concurrently with the formal advertising of the Town Planning Scheme Amendment and draft Structure Plan.
Item 3.1 (Cont’d 13)
(3) Advise the Department of Housing and Works of Council’s intention to carry out a review of the draft Structure Plan and TPS Amendment during the period of public advertising (in conjunction with the preparation of an Urban Growth Strategy for the City) which will require further detailed information to be provided and investigations to be carried out in considering the following issues:
(a) Integration with overall planning for the surrounding Urban and Urban Deferred areas to ensure that growth within the corridor satisfies requirements for sustainable urban development, including but not limited to:
(i) Infrastructure provision and maintenance to meet community needs at the regional, district and local levels;
(ii) Transport integration, including the provision for public transport systems and interchanges and the development of an urban form that will support public transport and effective connection to the regional and district road network;
(iii) Effective and efficient staging of development to ensure that infrastructure provision can be coordinated and that infrastructure is delivered at the appropriate stages of development;
(iv) Maximising opportunities for local employment and minimising the need for daily travel to external employment locations;
(v) On-going management of drainage systems and water quality to ensure that the cost of maintenance does not place an undue burden on the community.
(b) Development requirements for multiple use drainage corridors and public open space, including indicative design and maintenance evaluations.
(c) Review of groundwater monitoring results and incorporation of relevant drainage and nutrient management strategies into the structure plan at a more detailed level, including responsibilities and timeframes for on-going monitoring.
(d) Review of regional traffic projections and internal road layout and design to ensure that the location and design of connections to the regional road network will provide safe and efficient traffic movement from the development, without adverse impact on the local or regional road network.
(e) Mechanisms for developer contributions to infrastructure provision and the acquisition of land for regional roads and construction of regional roads.
(f) Location and timing for the development of educational facilities, community facilities and community services, to be included in a comprehensive Community Development Strategy, which will be required to be prepared at the applicant’s cost prior to consideration of the Amendment for final approval.
Item 3.1 (Cont’d 14)
(g) Housing density and form to meet sustainability objectives, provide adequate housing diversity and choice and support sustainable provision of public transport in accordance with the principles of the State Government’s Network City and Liveable Neighbourhoods documents.
(h) Management responsibility for the conservation areas in the vicinity of the former Caversham Air Base (the City recommends that CALM should take responsibility for the management of this area).
(i) Details of proposed noise management for the land adjacent to the Perth-Darwin National Highway.
(j) Mechanisms for ensuring that development does not adversely affect the amenity, character and rural/tourism development potential of rural land to the east within the Swan Valley (as expressed in the Objectives of the Swan valley Planning Act).
(k) Financial modelling for the development to identify long-term costs and financial returns to the City of Swan over the life of the development.
(4) Re-affirm and seek written confirmation from the Department of Housing and Works that all costs associated with the progressing of the Environmental Review, including any required response to conditions imposed by the Minister for the Environment, will be met by the Department.
(5) Advise the Western Australian Planning Commission of Council’s decision
(6) Advise all landowners within the proposed development area of Council’s decision, including information regarding the process for public advertising and review of the Structure Plan.
MOTION that the staff recommendation be adopted subject to part (3) being amended by adding the following part (l) after (k):
(l) Further information in relation to the size, location and functionality of open space throughout the development is to be provided.
(Cr McNamara - Cr Fardig) RESOLVED UNANIMOUSLY TO:
(1) Endorse the draft Structure Plan (dated October 2004), TPS Amendment, Water Management Plan and Environmental Review documents for the proposed ‘Albion Town’ development at Henley Brook for the purposes of referral to the relevant agencies and formal public consultation, subject to any necessary updating or correction of the documents to achieve consistency between the documents and to reflect current information.
Item 3.1 (Cont’d 15)
(2) Forward the Environmental Review and related documents to the Environmental Protection Authority for assessment under Division 3 of Part IV of the Environmental Protection Act, with a request that the public advertising period for the environment assessment runs concurrently with the formal advertising of the Town Planning Scheme Amendment and draft Structure Plan.
(3) Advise the Department of Housing and Works of Council’s intention to carry out a review of the draft Structure Plan and TPS Amendment during the period of public advertising (in conjunction with the preparation of an Urban Growth Strategy for the City) which will require further detailed information to be provided and investigations to be carried out in considering the following issues:
(a) Integration with overall planning for the surrounding Urban and Urban Deferred areas to ensure that growth within the corridor satisfies requirements for sustainable urban development, including but not limited to:
(i) Infrastructure provision and maintenance to meet community needs at the regional, district and local levels;
(ii) Transport integration, including the provision for public transport systems and interchanges and the development of an urban form that will support public transport and effective connection to the regional and district road network;
(iii) Effective and efficient staging of development to ensure that infrastructure provision can be coordinated and that infrastructure is delivered at the appropriate stages of development;
(iv) Maximising opportunities for local employment and minimising the need for daily travel to external employment locations;
(v) On-going management of drainage systems and water quality to ensure that the cost of maintenance does not place an undue burden on the community.
(b) Development requirements for multiple use drainage corridors and public open space, including indicative design and maintenance evaluations.
(c) Review of groundwater monitoring results and incorporation of relevant drainage and nutrient management strategies into the structure plan at a more detailed level, including responsibilities and timeframes for on-going monitoring.
(d) Review of regional traffic projections and internal road layout and design to ensure that the location and design of connections to the regional road network will provide safe and efficient traffic movement from the development, without adverse impact on the local or regional road network.
(e) Mechanisms for developer contributions to infrastructure provision and the acquisition of land for regional roads and construction of regional roads.
Item 3.1 (Cont’d 16)
(f) Location and timing for the development of educational facilities, community facilities and community services, to be included in a comprehensive Community Development Strategy, which will be required to be prepared at the applicant’s cost prior to consideration of the Amendment for final approval.
(g) Housing density and form to meet sustainability objectives, provide adequate housing diversity and choice and support sustainable provision of public transport in accordance with the principles of the State Government’s Network City and Liveable Neighbourhoods documents.
(h) Management responsibility for the conservation areas in the vicinity of the former Caversham Air Base (the City recommends that CALM should take responsibility for the management of this area).
(i) Details of proposed noise management for the land adjacent to the Perth-Darwin National Highway.
(j) Mechanisms for ensuring that development does not adversely affect the amenity, character and rural/tourism development potential of rural land to the east within the Swan Valley (as expressed in the Objectives of the Swan valley Planning Act).
(k) Financial modelling for the development to identify long-term costs and financial returns to the City of Swan over the life of the development.
(l) Further information in relation to the size, location and functionality of open space throughout the development is to be provided.
(4) Re-affirm and seek written confirmation from the Department of Housing and Works that all costs associated with the progressing of the Environmental Review, including any required response to conditions imposed by the Minister for the Environment, will be met by the Department.
(5) Advise the Western Australian Planning Commission of Council’s decision
(6) Advise all landowners within the proposed development area of Council’s decision, including information regarding the process for public advertising and review of the Structure Plan.
3.2 PROPOSED SAWMILL & OUTBUILDINGS - LOT 23 WARBROOK ROAD, BULLSBROOK
(P235200) (NORTH WARD) (SPS)
KEY ISSUES AND RECOMMENDATION
• A retrospective application was received by the City for the use of sawmill on the subject property. The landowner was requested by the City’s Development Compliance Service to apply for the use of sawmill after a complaint was received in relation to the stacking of wooden pallets on the subject land. After further investigation it was identified that a number of structures on the property had been constructed without development approval or a building licence being granted by the City.
• The subject property has approval for the use of a turf farm in which the landowner advised that approximately 40% of the timber products produced on site are recycled from the turf farm (disused timber pellets). The sawmill operation includes the dismantling, reconstruction and renovation of small to medium timber products of varying descriptions, which are then on-sold.
• A site inspection of the subject land showed that the business also involves the purchasing of timber products and milling them into smaller pieces. A portion of the sawmill operations involves the sale of renovated timber pallets. The sawn timber and pallets are sold from the property.
• The current use (can be construed as a “Sawmill”) is considered to comply with the Scheme requirements for the General Rural zone.
It is recommended that Council grant conditional retrospective approval for the sawmill.
AUTHORITY/DISCRETION
In accordance with Clause 2.3.1 of Town Planning Scheme No. 9 (TPS 9) an approval of the Council is required prior to the commencement of development.
Clause 2.3.16 of TPS 9 states that the Council may give approval of a development already commenced or carried out regardless of when it commenced or was carried out.
BACKGROUND
APPLICANT: K. Waddell
OWNER: K. Waddell
ZONING: TPS - General Rural
MRS - Rural
STRATEGY/POLICY: Nil
DEVELOPMENT SCHEME: Town Planning Scheme No. 9 EXISTING LAND USE: Turf Farm
LOT SIZE: 16.18ha
Item 3.2 (Cont’d 2)
DETAILS OF THE PROPOSAL
The applicant is seeking retrospective approval to operate a sawmill on the subject property. The applicant currently operates a turf farm on the southern portion of the site and approximately 40% of the timber products produced on site is recycled from the turf farm. The remaining 60% of timber products sold on site are purchased in large pieces and milled on site into smaller pieces which can be used for the construction of patios and other structures.
The business employs five staff. The milling of the timber is currently undertaken in an undercover area adjacent to a building located approximately 20 metres from the northern property boundary.
Timber products are displayed for sale along the northern property boundary and various other locations on the property.
DESCRIPTION OF SITE
The subject land is located on the northern corner of Great Northern Highway and Warbrook Road, Bullsbrook approximately 5 kilometres south of the Bullsbrook townsite. The property is relatively well screened from Great Northern Highway by mature trees.
The southern portion of the site is used for the growing of turf associated with the turf farm. A small watercourse traverses the land and connects to the Ellen Brook which is located further west of the site.
There are five buildings on site, including a dwelling, two transportable offices, a workshop, machinery shed and three large hardstand areas in which the timber is stored before being milled.
There are two dams on site which collect stormwater runoff from the buildings and hardstand areas.
The adjoining property to the north has approval for a rural industry (chaff processing) and for a mobile telephone base station. Several other rural industries have also been approved in the vicinity in recent years including a hay processing plant and lupin processing plant.
SITE HISTORY/PREVIOUS APPROVALS
September 1988: Extension to shed and horticultural pursuit approved May 1988: Shade house and Devonshire teas approved
1989: Nursery approved
March 1995: Turf Farm approved
APPLICANT’S SUBMISSION
The applicant’s submission has been summarised as follows:
• The business is primarily concerned with the dismantling, reconstruction and renovation of small to medium timber products;
Item 3.2 (Cont’d 3)
• Timber products are milled to be used in timber packaging for agricultural and light industrial purposes;
• The process mainly concerns itself with the resizing of timber products.