Although every care has been taken in the preparation of this document, Greg Rowe Pty Ltd and all parties involved in its preparation disclaim any responsibility for any errors or omissions. This document does not constitute an invitation, agreement or contract (or any part thereof) of any kind. Greg Rowe Pty Ltd expressly disclaims liability for any loss or damage that may be suffered by any person acting in accordance with this document.
The copyright in whole and all parts of this document belongs to Greg Rowe Pty Ltd and may not be used, sold, transferred, copied or reproduced in whole or in part in any way or in any form or in or on any medium to any person without the prior written permission of Greg Rowe Pty Ltd The majority of the subject site is privately owned, with the exception of lot 816, which is owned by the Western Australian Planning Commission. The subject is located in the Hazelmere Industrial area, approximately 5 kilometers south of Midland town centre.
The LSP aims to facilitate the development of the subject plots for the 'Warehouse' and 'Transport Depot'. The LSP was prepared in collaboration with the City of Swan and other relevant government bodies. This document is and remains the property of Rowe Group and may not be reproduced or transmitted, in whole or in part, without the written consent of Rowe Group.
STRUCTURE PLAN AREA
OPERATION
STAGING
SUBDIVISION AND DEVELOPMENT REQUIREMENTS
ADDITIONAL INFORMATION
PLANNING BACKGROUND
LOCATION
AREA AND LAND USE
LEGAL DESCRIPTION AND OWNERSHIP
It was created after cutting up the previous Lot 99 by extending Lloyd Street to Lakes Road. The inclusion of parcel 816 in the structure plan was carried out at the request of the City of Swan and is currently owned separately from the balance of the site area, although it may be subject to acquisition and amalgamation in the future.
TOWN PLANNING FRAMEWORK
- METROPOLITAN REGION SCHEME
- CITY OF SWAN LOCAL PLANNING SCHEME NO. 17
- PERTH AND PEEL @ 3.5 MILLION
- NORTH-EAST SUB-REGIONAL PLANNING FRAMEWORK
- ECONOMIC AND EMPLOYMENT LANDS STRATEGY: (NON-HEAVY
- KEWDALE-HAZELMERE INTEGRATED MASTERPLAN
- HAZELMERE ENTERPRISE AREA STRUCTURE PLAN
- CITY OF SWAN DRAFT LOCAL PLANNING STRATEGY
- CITY OF SWAN GUILDFORD HAZELMERE LOCAL AREA PLAN (2015)
- STATE PLANNING POLICY 5.1 LAND USE PLANNING IN THE VICINITY OF
- STATE PLANNING POLICY 4.1 – DRAFT STATE INDUSTRIAL BUFFER
The conformity of the proposed use under this LSP with regard to the aforementioned National Planning Policy is discussed in section 2.4.1 of this report. The Perth and Peel @3.5 million documents were finalized and released in March 2018, providing a framework for the development of the Perth and Peel regions as the population is estimated to reach 3.5 million by 2050. The development of the site will provide employment within the sub-region; And.
The Economic and Employment Land Strategy: (Non-Heavy Industrial) (EELS) outlines the State Government's planning for the future of industrial land use in the Perth and Peel regions. LSP supports the above objectives by creating the framework for the land to be developed for light industrial use. The aim for the Hazelmere Precinct is to provide for the effective and efficient use and development of the area, with the masterplan highlighting the importance of the widening of Lloyd Street and the realignment of the Midland Freight railway line.
The LSP is consistent with the Master Plan as it will facilitate efficient and effective utilization of the subject land in accordance with the surrounding land use. The majority of the subject site is classified as 'Light Industrial' with the north east corner of Lot 817 identified for the Lloyd Street Reserve. The subject area is included in 'Area 3 - HEA Buffer', which aims to create a buffer between the HEA core and residential areas to the south and west.
The LSP is consistent with the structure plan because it supports the light industrial classification and the target of Precinct 3 by facilitating land use that acts as a buffer for the HEA core area. An important aim of the strategy is to create more employment and commercial opportunities in the city. The LSP meets this objective of the Strategy by providing additional employment and development opportunities.
To provide a range of industrial development opportunities from large-scale general industry to small-scale light industry, including associated commercial facilities necessary to meet the material and industrial service needs of the city and surrounding areas;. To protect strategic industrial areas from encroachment from incompatible development that may harm the continued use of the land for industrial purposes; This LSP is aligned with the above in that the proposed land use is compatible with light industry requirements that provide a buffer to the overall industrial zone.
The area has a rating of ANEF 20-25, with the majority of the three lots classified as ANEF 20 and the northwest corner of lot 96 classified as ANEF 25.
SITE CONDITIONS AND CONSTRAINTS
- FLORA AND VEGETATION
- ACID SULPHATE SOILS
- CONTAMINATION
- GROUNDWATER
- SURFACE WATER
- INDIGENOUS HERITAGE
- NON-INDIGENOUS HERITAGE
N:\TOWN PLANNING LOCAL STRUCTURE PLAN\FINAL STRUCTURE PLAN - AUGUST AUG02R_JH.DOCX 19 The nearest surface water body to the site is Hazelmere Lake, which consists of two bodies of water located approximately 100 meters south-west and 250 meters west of the site. . DWER mapping indicates that the site overlies the groundwater gradient, although groundwater from the western end of the site may reach the northern water body of the lake. Land to the west of Lot 96 and the western portion of this lot is identified as being susceptible to bushfires.
A Bushfire Management Plan (BMP) has been prepared by Bushfire Prone Planning to support the proposed LSP in accordance with the bushfire protection criteria set out in State Planning Policy 3.7 – Planning in Bushfire Prone Areas (WAPC 2015), the Guidelines for Planning in Bushfire Sensitive Areas (WAPC and DFES 2017) and Australian Standard 3959-2009 Construction of Buildings in Bushfire Prone Areas (AS 3959) (Standards Australia 2009). An investigation by the Department of Aboriginal Affairs' Aboriginal Heritage Inquiry System found that the site in question is within two registered Aboriginal Sites, namely 'Site 3758 - Helena River' and 'Site 4385 - Bushmead Road Complex'. Since the area around the site in question is already developed, the above statements are not expected to affect the development potential of the site in question.
A search of the Heritage Council of Western Australia's Western Heritage Sites database and the City of Stirling's Municipal Heritage List did not identify any sites of non-Indigenous heritage significance for the LSP area. The subject site is located approximately 4 kilometers south of Midland Gate Shopping Centre, approximately 2 kilometers from existing residential areas to the west, 750 meters from the junction of Stirling Crescent and the Great Eastern Highway Bypass, and is located immediately adjacent to the Hazelmere Industrial area. The site site provides a significant transition between existing residential areas to the west and industrial uses to the east.
The land uses proposed under the LSP allow for a gradual transition between the General Industrial Uses and Residential zones. The LSP allows for the opportunity to develop Light Industrial land uses, which will have significantly less impact on adjacent residential areas compared to that of an entire industrial estate.
LAND USE AND SUBDIVISION REQUIREMENTS
EXISTING ROAD NETWORK
TRANSPORT IMPACT ASSESSMENT
WATER SUPPLY
SEWERAGE/EFFLUENT DISPOSAL
GAS 25
Regional Location
Lakes Road forms the southern boundary of the subject site and is classified as an Access Road under the Main Roads Functional Road Hierarchy. Stirling Crescent is located to the east of the subject site and provides a link from the site to the Great Eastern Highway Bypass and Roe Highway, via Lakes Road. A Transport Impact Assessment (TIA) has been prepared by Transcore in support of the Structure Plan.
The TIA reviews the traffic generation and distribution of the proposed LSP area and assesses the impact of the anticipated traffic generated through the LSP on the surrounding road network. The TIA is based on the future development of the site, which consists of an 18,000 m2 warehouse building on Lot 96 and a 20,000 m2 building and truck parking on the balance of the site (Transport Warehouse). Currently, there are no existing bus services and bus stops within walking distance of the subject site.
The low employment density associated with industrial land use in the vicinity of the LSP area is unlikely to provide sufficient demand to justify increased or dedicated public transport services to the area;. The projected traffic volume on Lakes Road after the full development of the LSP area is expected to be less than 3,000 vehicles per day. The proposed Lakes Road standard will make it easier for heavy vehicles to turn in and out of the proposed development in the correct manner.
The PKM results indicate that the fire protection criteria outlined in the Guidelines (WAPC and DFES 2017) can be achieved as part of the proposed development. It is possible that the BAL on Lot 817 may be reduced, subject to the considered positioning of the proposed development on the lot, which may occur as part of any development application for the site. A Local Water Management Strategy (LWMS) has been prepared by Hyd2o in support of the proposed LSP.
The site is mapped to have a moderate to low risk of acid sulfate soil within 3 meters of the natural surface. The proposed industrial development is expected to significantly reduce the amount of nutrients supplied across the site and therefore improve the quality of the groundwater. In accordance with State Planning Policy 4.2 – Activity Centers for Perth and Peel (SPP 4.2), the nearest strategic metropolitan center to the site is Midland Gate Shopping Centre, which is approximately 4 kilometers to the north.
Establishment of new businesses as a result of LSP will also provide additional employment opportunities in the local area. The expected amount of waste water to be generated per day, is within the maximum amounts specified by the Department of Health WA, based on a conservative estimate of staff to be employed in each of the premises; and.
Local Location
Site Plan
Metropolitan Region Scheme Zoning
Local Planning Scheme No. 17 Zoning
The Water Corporation will need to be contacted once the details of the development are known to confirm infrastructure capacity and if any upgrades are required.
