Prepared for: Progress Developments (on behalf of Little Property (WA) Pty Ltd) Prepared by: Burgess Design Group. This structure plan applies to land generally bounded by Starflower Road to the west, Gnangara Road to the north, Morgan Fields Estate and the planned Henley Brook Avenue to the east, and Park Street to the south, the land being situated within the inner edge of the line , which indicates the structural plan boundary on the structural plan map. Park Home Park Local center - Public purposes - Elementary school - Public purposes - Water company - MRS Anden Regionsvej.
STRUCTURE PLAN AREA
OPERATION
SUBDIVISION AND DEVELOPMENT REQUIREMENTS
- LAND USE PERMISSIBILITY
- RESIDENTIAL DENSITY CRITERIA
- RESIDENTIAL DENSITY CAP
- FORESHORE MANAGEMENT PLAN
- TRANSPORTATION NOISE ASSESSMENT
- GAS PIPELINE RISK MANAGEMENT PLAN
- PRO-RATA CONTRIBUTIONS TOWARDS SCHOOL SITES
- ACID SULPHATE SOILS
- PUBLIC OPEN SPACE
- BUSHFIRE RISK MANAGEMENT
- VEHICULAR ACCESS RESTRICTIONS
If this is proposed, a new density code plan will be submitted that meets the criteria listed above. A density schedule summary shall be submitted with subdivision applications proposing residential development specifying the following:. as shown on the Structure Plan Map). Applications for subdivision or development approval that relate to or include works within a high-pressure pipeline corridor must be accompanied by a pipeline risk management plan.
The public open space is laid out in outline according to the Structure Map (PPlan 1) and the Public Space and School Map (PPlan 2). Alternative means of vehicular access should be provided through controlled access points or lanes.
LOCAL DEVELOPMENT PLANS
The design, development and maintenance of POS and 13 should be undertaken in accordance with the Gas Easement Summary Guidelines (AAAppendix 8) and in consultation with the City of Swan, the Australian Gas Infrastructure Group and the APA Group. A bushfire management plan must be prepared in accordance with the requirements of State Planning Policy 3.7: Planning in Bushfire Prone Areas (2015) and submitted with any application for subdivision and/or development approval for land designated as a bushfire prone area by the Fire and Emergency Commissioner. For roads that are expected to accommodate vehicles per day, vehicular access to individual lots shall be provided by paired driveways and back pockets that allow vehicles to enter the road in a forward gear. and.
For roads predicted to accommodate more than 7,000 vehicles per day, no direct vehicular access to plots is permitted.
ADDITIONAL INFORMATION
STANDARD AND/OR AN INTERSECTION WITH PARK STREET ARE SUBJECT TO DETAILED DESIGN AND ARE ON. All areas and dimensions are subject to survey, engineering and detailed design and are subject to change without notice. PARK STREET SHOULD BE 21m (1m INCREASED ON NORTHERN SIDE) WITH NO ON-STREET OR INSIDE PARKING, EXCEPT ASIDE THE 'PUBLIC PURPOSES (WC)' SITE, WHICH SHOULD REMAIN UNCHANGED AT 20m.
MAY BE REDUCED TO 13m NEXT TO PUBLIC OPEN SPACE AND/OR OTHER ROAD RESERVE OR 10m WHERE USED AS A CONTROLLED ACCESS SITE. PUBLIC PURPOSES - ELEMENTARY SCHOOL LIMITED VEHICLE ACCESS TO LARGE NUMBERS OF VEHICLES PER DAY. JOINING OF DRIVEWAYS AND REVERSE POCKETS SHOULD BE PROVIDED TO ENABLE VEHICLES TO ENTER THE ROAD IN FORWARD GEAR.
PLANNING BACKGROUND
INTRODUCTION AND PURPOSE
LAND DESCRIPTION
The site is generally bounded by Starflower Road to the west, Gnangara Road to the north, the Morgan Fields Estate and the planned Henley Brook Avenue to the east, and Park Street to the south (see FIGURE 1 - Location Plan). Existing uses are predominantly rural-residential in nature, with a number of properties used for horse boarding (see FFigure 2 - Aerial photo). Aerial photographs indicate that the site was cleared between 1953 and 1965 to support a variety of land and agricultural uses, including horse ranching and grazing.
This structure plan covers 105 individual parcels, including 103 rural residential lots and two water company sites, as well as a number of tracks and existing roads, the land being within the inner edge of the line denoting the structure plan boundary on the Structure Plan Map. Despite changes in land ownership as an almost immediate and permanent effect of the approval of this Structure Plan, for example through the subdivision and exercise of land purchase option agreements by developers, a land ownership list is provided in Appendix 9 showing land ownership within the Structure Plan area as at 26 .August 2020.
PLANNING FRAMEWORK
ZONING AND RESERVATIONS
STRATEGIC PLANS & POLICIES
The structure plan shows densities and an urban structure that is in line with the surrounding areas; The master plan represents a logical extension of urban use resulting in a continuous urban corridor connecting Ellenbrook to Midland and Guildford, in line with the objectives of the sub-regional master plan. Policy Statement 2.7: Public Drinking Water Resources Policy (2003) aims to ensure that land use and development within areas with public drinking water resources is compatible with the protection and long-term management of water resources for the public water supply.
In accordance with Department of Water and Environmental Regulations guidance, the proposed uses are considered to be compatible with this classification. State planning policy 3.6: Development contribution to infrastructure (2009) and draft State planning policy 3.6: Infrastructure contribution (2019) indicate. A development contribution plan will be required to determine cost contribution arrangements for the site.
As such, a Bushfire Management Plan has been prepared to address the objectives of the policy, as detailed in SSarticle 3.5 of this report. State Planning Policy 5.4: Road and Rail Noise (2019) addresses noise from major transport corridors and its impact on nearby noise-sensitive land uses. As such, a Transport Noise Assessment was undertaken to address the objectives of the policy, as set out in Section 3.4 of this report.
CONTROL POLICY 4.3: PLANNING OF HIGH PRESSURE GAS PIPES (2016) Planning Bulletin 87: High Pressure Gas Transmission Pipelines in Perth. The Metropolitan Region (2007) and Draft Development Control Policy 4.3: High Pressure Gas Pipeline Planning (2016) attempt to protect people from unacceptable levels of risk by protecting high pressure gas pipelines from unregulated encroachment. The Dampier–Bunbury natural gas pipeline and the Parmelia pipeline bisect the city.
PRE-LODGEMENT CONSULTATION
SITE CONDITIONS AND CONSTRAINTS
- LANDFORM AND SOILS
- BIODIVERSITY AND NATURAL AREA ASSETS
- HYDROLOGY
- NOISE
- BUSHFIRE RISK
- GAS PIPELINES
- LAND OWNERSHIP
The remaining areas of the site are shown as "low or no" risk of ASS occurring within 3 m of the natural ground surface. Biodiversity values of the area are limited due to the highly modified nature of almost the entire vegetation in the study area. However, a small patch of banksia forest and a single black cockatoo tree hiding within it were found at the site.
A specific spring flora and vegetation assessment (Emerge Associates 2018) found that the vegetation within the site is highly disturbed and modified, having historically been cleared to support agricultural land uses. On this basis, the vegetation within Whiteman Park and Gnangara Pine Plantation is likely to be preferentially used by black cockatoo species compared to the values of the scattered permanent habitats found within the area. The site is within the Mirrabooka groundwater area and the Henley Brook groundwater sub-area.
The structure plan responds to groundwater values within the site by identifying land uses that may have a higher risk of groundwater contamination outside wellhead protection zones for existing boreholes within the site. The Local Water Management Strategy provides a management framework for groundwater and surface water within the site (see Section 4.8). The south-eastern part of the site is identified within the 100-year mean recurrence interval floodplain of the Swan River.
This will be achieved primarily by clearing or managing vegetation within the site to a low risk condition. The area includes parts of the Dampier-Bunbury Natural Gas Pipeline and Parmelia Gas Pipeline (PGP) corridors, which bisect the area in a north-south direction. It is important that the technical assessment of the site and the preparation of the construction plan were carried out in a fair and just manner in accordance with the policy.
LAND USE AND SUBDIVISION REQUIREMENTS
- DESIGN AND LAND USE
- RESIDENTIAL ZONED LAND
- PUBLIC OPEN SPACE
- ADDITIONAL USE – PARK HOME PARK
- EDUCATION FACILITIES
- ACTIVITY CENTRES AND EMPLOYMENT
- MOVEMENT NETWORK
- WATER MANAGEMENT
- INFRASTRUCTURE COORDINATION, SERVICING AND STAGING
- DEVELOPMENT CONTRIBUTION ARRANGEMENTS
Public open space is generally to be provided in accordance with the Structure Plan Plan and AA Appendix 5. The Public Open Space Map (see PPplan 2) has been provided to illustrate the distribution of areas between different properties within the Structure Plan area to assist developers and decision makers with development proposals . Public open space forms the core of every residential area in a structural plan area, serving as a hub of activity and a focal point for the surrounding community.
Together, these parcels of open space will provide a major link through the Structure Plan area, connecting neighboring communities. 79,472 kL of water per year will be required to irrigate the public open spaces and primary schools within the structure plan area on a continuous basis (refer to the Public Space Catchment Concept Plan found in Appendix J of Local Water Management Strategy, AA Appendix 2). This is already sufficient to meet the irrigation requirements for most of the structure's plan area, with the available allocation expected to increase along with the need for public open space as the development front moves north from Park Street.
The structural plan area is expected to yield a yield in the order of 3,500 homes, with the two plots providing one primary school per 1,750 homes. The structure plan provides a number of key connections to land to the west, allowing for future development within this cell to link seamlessly with the structure plan area (see Figure 5). This report showed that development within the Structure Plan area is expected to generate a total of 28,000 additional vehicle movements per day after completion.
The structure plan also includes roads with bicycle-friendly infrastructure, in line with the Department of Transport's Safe Active Streets initiative. The Structure Plan Map provides for alternative access arrangements where roads are expected to carry more than 5,000 vehicles per day. The structure plan area is located next to the proposed Morley to Ellenbrook railway line, for which the Government expects planning to be completed by 2022.
It is our understanding that an additional station, to be located southwest of the intersection of Gnangara Road and Drumpellier Drive, immediately west of the master plan area, has been mooted as a potential park and ride facility. The structure plan map shows planned bus stop locations along part of Henley Street and the Partridge Street extension.
CONCLUSION
