PROPOSED STRUCTURE PLAN Former

Transcription

PROPOSED STRUCTURE PLAN
Former Coolbellup Primary School site
Lot 2719 (4) Hilory Street, Coolbellup
Prepared by:
Prepared for:
RPS
LANDCORP & DELFIN LEND LEASE
38 Station Street, SUBIACO WA 6008
PO Box 465, SUBIACO WA 6904
T:
F:
E:
W:
618 9211 1111
618 9211 1122
[email protected]
www.rpsgroup.com.au
Report No:
3431-3
Version/Date: Rev 1 / January 2011
RPS Environment and Planning Pty Ltd (ABN 45 108 680 977)
Proposed Structure Plan – Former Coolbellup Primary School
Document Status
Format
Review
RPS Release
Approval
Issue
Date
Lee Rodda Neil Thom 17.9.10
17.9.10
Neil Thom
17.9.10
Final for Lodgement
28.9.10
Neil Thom
30.9.10
Final for Advertising
21.1.11
Neil Thom
21.1.11
Version
Purpose of Document
Orig
Draft A
Draft for Client Review
Rev 0
Rev 1
Review
Review
Date
Disclaimer
This document is and shall remain the property of RPS. The document may only be used for the purposes for which it was
commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised copying or use of this
document in any form whatsoever is prohibited.
3431-3, Rev 1, January 2011
FINAL FOR ADVERTISING
TABLE OF CONTENTS
Page
1.0
INTRODUCTION .................................................................................... 1
1.1
Project Team.............................................................................................................. 1
1.2
Background ................................................................................................................. 1
1.3
Location and Context ............................................................................................... 2
2.0
TOWN PLANNING CONSIDERATIONS............................................. 3
2.1
Directions 2031 .......................................................................................................... 3
2.2
Metropolitan Region Scheme .................................................................................. 3
2.3
City of Cockburn Town Planning Scheme No. 3 .................................................. 3
2.4
City of Cockburn Local Planning Policy ................................................................. 5
2.4.1
SPD4 – Liveable Neighbourhoods.................................................................................................. 5
2.4.2
APD4 – Public Open Space.............................................................................................................. 5
3.0
ENVIRONMENTAL CONSIDERATIONS ............................................. 6
3.1
Flora and Fauna.......................................................................................................... 6
3.1.1
Flora .......................................................................................................................................................6
3.1.2
Fauna ......................................................................................................................................................6
3.2
Groundwater .............................................................................................................. 6
3.3
Geotechnical ............................................................................................................... 7
3.3.1
Geology ................................................................................................................................................. 7
3.3.2
Acid Sulphate Soils .............................................................................................................................7
3.3.3
Site Contamination.............................................................................................................................7
3.4
Aboriginal Heritage ................................................................................................... 7
3.5
Implications for Future Development.................................................................... 8
4.0
THE STRUCTURE PLAN ....................................................................... 9
4.1
Element 1 Community Design .............................................................................. 10
4.1.1
4.2
Guiding Principles – Place Creation............................................................................................ 10
Element 2 Movement Network............................................................................. 11
4.2.1
Local Streets ..................................................................................................................................... 11
4.2.2
Connection to Existing Urban Areas.......................................................................................... 11
3431-3, Rev 1, January 2011
Page i
4.3
4.4
4.2.3
Intersection Spacing ........................................................................................................................ 11
4.2.4
Traffic Speed ..................................................................................................................................... 12
4.2.5
Public Transport............................................................................................................................... 12
4.2.6
Pedestrian Circulation and Amenity ........................................................................................... 12
4.2.7
Streetscape ........................................................................................................................................ 12
Element 3 Lot Layout ............................................................................................. 12
4.3.1
Density and Diversity ..................................................................................................................... 13
4.3.2
Lot Type and Shape......................................................................................................................... 13
4.3.3
Frontage to Parks and Natural Areas......................................................................................... 15
4.3.4
Solar Orientation ............................................................................................................................. 15
Element 4 Public Parkland ..................................................................................... 16
4.4.1
Amount of Public Open Space ..................................................................................................... 16
4.4.2
Landscape........................................................................................................................................... 18
4.4.3
Parkland Frontage and Surveillance............................................................................................. 18
4.5
Element 5 Urban Water Management ................................................................ 18
4.6
Element 6 Utilities ................................................................................................... 19
4.6.1
Sewerage ............................................................................................................................................ 19
4.6.2
Water Reticulation.......................................................................................................................... 19
4.6.3
Power ................................................................................................................................................. 19
4.6.4
Telecommunications ....................................................................................................................... 20
4.6.5
Gas....................................................................................................................................................... 20
5.0
STAGING AND IMPLEMENTATION...................................................21
5.1
Staging of Development ......................................................................................... 21
5.2
Implementation ....................................................................................................... 21
6.0
CONCLUSION .......................................................................................22
TABLES
Table 1:
Schedule 11 Provisions
Table 2:
Household Structure
Table 3:
Dwelling Type
Table 4:
Lot Density and Diversity
Table 5:
Public Open Space Provision
3431-3, Rev 1, January 2011
Page ii
FIGURES
Figure 1:
Location Plan
Figure 2:
Regional Context Plan
Figure 3:
Site Plan
Figure 4:
Zoning Plan
PLATES
Plate 1:
Stand of existing remnant vegetation along northern boundary
Plate 2:
Indicative Streetscape example (single-storey development)
Plate 3:
Built Form example (single storey development)
Plate 4:
Built Form example (two-storey development)
APPENDICES
APPENDIX 1:
Certificate of Title
APPENDIX 2:
Strategen Environmental Assessment
APPENDIX 3:
Local Structure Plan
APPENDIX 4:
Transcore Traffic Report
APPENDIX 5:
UDLA Landscape Plan
APPENDIX 6:
TABEC Servicing Report and Drainage Plan
3431-3, Rev 1, January 2011
Page iii
1.0
INTRODUCTION
This submission, prepared on behalf of LandCorp and Delfin Lend Lease (DLL), seeks the support of
Council to approve a Local Structure Plan for the former Coolbellup Primary School site. The emphasis of
the design has been based on the principles of place creation and to ensure integration with the existing
urban structure.
DLL have entered into a Partnering Agreement with LandCorp, and are responsible for the progression of
community consultation, rezoning, structure planning and potentially the ultimate redevelopment of three
former primary school sites in Coolbellup, namely the former:
-
Koorilla Primary School;
North Lake Primary School; and
Coolbellup Primary School.
The location and context of the Coolbellup site is outlined in Section 1.2 of this submission. Separate Local
Structure Plan documents have now been prepared for the former North Lake and Koorilla Primary School
sites.
1.1
Project Team
The preparation of the Structure Plan has been supported by the input of a number of sub-consultants. The
following sub-consultants were engaged:
Service
Company Appointed
Community Consultation
Creating Communities
Urban Water Management
RPS
Transport
Transcore
Landscape
UDLA
Servicing / Drainage
TABEC
Notes:
1. Investigations into the environmental opportunities and constraints for the site was previously
undertaken by Strategen as part of a due diligence assessment undertake by LandCorp in 2007. This
material has been used in the preparation of the Local Structure Plan.
2. RPS has undertaken a review of the Strategen work and have deemed it to be sufficient for the
purposes of this Structure Plan.
1.2
Background
In June 2002 the Minister for Education announced a review of schools in Coolbellup, which resulted in the
closure of the three primary school sites listed above and construction of one new school on Len Packham
Reserve in Coolbellup. The City of Cockburn at its Council Meeting in December 2002 resolved:
3431-3, Rev 1, January 2011
Page 1
“That Council advise the Education Department that it would support the proposal for a new primary school for
Coolbellup to be constructed on a portion of Reserve 30190 (Len Packham Reserve) to replace the existing three
Primary Schools subject to the following conditions:
(1) Final site plans and the results of the community consultation to be initiated by the Department of Land
Administration (DOLA) be presented to Council for consideration;
(2) The location of the school and its ovals allows for the shared use of ovals and the establishment of
club/change rooms for use by the general community and to accommodate current users of the reserve
and clubrooms;
(3) Land of equivalent monetary and recreational value to the area of reserve land relinquished for the new
school being replaced within the Coolbellup area;
(4) The Education Department undertaking all necessary Town Planning Scheme Amendments and Land
Administration procedures at its cost; and
(5) Planning and development of the former school sites be organised in line with requirements of the Western
Australian Planning Commission Liveable Neighbourhoods community design code.”
In September 2003 the City of Cockburn conducted an Enquiry by Design Workshop seeking input from
local stakeholders as part of a strategy to revitalise the Coolbellup Shopping Centre and surrounding areas.
This process included consideration of the proposed new combined primary school and the redevelopment
of the three existing primary school sites.
The outcomes of this workshop relevant to the primary school sites included preparation of broad
redevelopment concepts for the three sites, identification of the importance of preserving mature trees and
remnant vegetation where appropriate within the sites, and the identification of notional areas of public
open space for each site.
A separate submission has recently been lodged with Council that seeks to rezone the three former
primary school sites to “Development” zone under the City of Cockburn Town Planning Scheme No. 3
(TPS No. 3) and to include appropriate provisions in Schedule 11 of TPS No. 3 that requires all subdivision
and development in the Development Area to be in accordance with an adopted structure plan.
1.3
Location and Context
The suburb of Coolbellup is located within the south west corridor of the Perth metropolitan region,
approximately 17 kilometres from the Perth CBD (refer Figure 1 Location Plan and Figure 2 Regional
Context Plan).
The 4.6 hectare former Coolbellup Primary school site is located at Lot 2719 (4) Hilory Street, Coolbellup
and is legally described as Crown Reserve 38242 (refer Appendix 1). The site is bounded by Hilory Street
to the south and west, Ebert Street on the north and Hargreaves Road to the east. All original school
buildings have now been demolished. The site is surrounded by predominately single residential housing,
apart from a residential apartment building on the eastern boundary of Hargreaves Park located to the
south-east (refer Figure 3 Site Plan).
3431-3, Rev 1, January 2011
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2.0
TOWN PLANNING CONSIDERATIONS
2.1
Directions 2031
Directions 2031 is a high level strategic plan prepared by the Western Australian Planning Commission that
establishes a vision for future growth of the Perth and Peel region, and provides a framework to guide the
detailed planning and delivery of housing, infrastructure and services necessary to accommodate that
growth.
Directions 2031 considers three potential growth scenarios, of which the ‘connected city’ model is
preferred. The connected city model anticipates a 50 per cent increase in infill development rates and 50
per cent improvement in average residential densities in new development areas.
The infill target is intended to make more effective use of existing developed areas as well as reduce the
current pressure for new land to be released in the outer sub-regions and reduce the subsequent cost of
providing infrastructure on the urban fringe.
An integral part of Directions 2031 is the Draft Outer Metropolitan Perth and Peel Sub-regional Strategy. It
provides information about the levels of expected population growth by local government area and
highlights development opportunities and increased densities in greenfields areas throughout the five outer
sub-regions of north-west, north-east, south-east and south-west metropolitan Perth and Peel.
The locality of Coolbellup is located within the south-west sub-region. The Strategy does not specifically
identify Coolbellup as a planned urban growth area, but rather focuses on the Cockburn Coast and Port
Coogee (former industrial areas) as projects that can provide for future population growth. The
redevelopment of the former Coolbellup Primary School sites however is consistent with the principles of
this Strategy and Directions 2031 through the promotion of appropriately planned infill development in
proximity to existing urban services and amenities.
2.2
Metropolitan Region Scheme
The former Coolbellup school site is zoned ‘Urban’ in the Metropolitan Region Scheme.
2.3
City of Cockburn Town Planning Scheme No. 3
The subject land is reserved as ‘Public Purpose – Primary School’ in the City of Cockburn Town Planning
Scheme No. 3 (TPS No. 3).
Separate to this submission, it has been proposed that the former school site be rezoned to ‘Development’
under TPS No. 3 and be included within a new ‘Development Area’ listed in Schedule 11 of TPS No. 3. It is
considered that this will provide the most flexible town planning framework through the preparation and
adoption of a structure plan for each of the three sites. The provisions of Schedule 11 of TPS No. 3 are
outlined below:
3431-3, Rev 1, January 2011
Page 3
Table 1:
Ref
DA 31
Schedule 11 Provisions
Area
Provisions
COOLBELLUP SCHOOL
SITES
1. An approved structure plan for each of the former school
sites together with all approved amendments shall apply to
the land in order to guide subdivision and development;
Reserve 38242 Lot 2719
Hilory Street, Coolbellup
2. Structure plans will be required to fulfil the following design
objectives to the satisfaction of Council:
Benedick Road, Coolbellup
i.
Provide for a range of residential densities, dwelling
types and lot sizes;
Montague Way, Coolbellup
ii.
Provide for medium to higher density development on
the former Koorilla Primary School site, taking
advantage of its location adjoining the Coolbellup Town
Centre;
iii.
Provide for medium density development on the former
Reserve 30565
Street, Coolbellup
Capulet
Coolbellup and North Lake Primary School sites;
(DEVELOPMENT ZONE)
iv.
Ensure the layout and urban form of structure plans
responds
appropriately
to
the
surrounding
neighbourhood environment. Structure plans must
specifically be seen to facilitate a ‘natural’ extension to
the surrounding neighbourhood environment, through
providing for appropriate integration with the
neighbourhood layout and pattern of residential
development;
v.
Ensure the layout and urban form of structure plans
responds appropriately to existing and planned areas of
public open space;
vi.
Ensure that the layout and urban form of structure plans
provides for the practical retention of significant
trees/vegetation. This shall include the appropriate
allocation of public open space areas, as well as
opportunities to retain significant trees/vegetation. This
shall include the appropriate allocation of public open
space areas, as well as opportunities to retain significant
trees/vegetation within road reserves;
vii.
Ensure environmentally sustainable design approaches
are achieved in terms of solar orientation of lots;
viii.
Ensure general consistency with the findings of the
Coolbellup Enquiry By Design Workshop Outcomes
Report.
3. Land Uses classified on the structure plans apply in
accordance with Clause 6.2.6.3;
3431-3, Rev 1, January 2011
Page 4
4. The local government may adopt Detailed Area Plan(s)
pursuant to Clause 6.2.15 for any part of the Development
Area as defined on the approved Structure Plan(s). All land
use and development for a particular lot or lots the subject
of a Detailed Area Plan shall accord with the adopted
Detailed Area Plan.
5. A total of 3.79 hectares shall be provided across the three
former primary school sites for the purposes of public open
space and community purposes.
The objective of the Development Zone, as outlined in TPS No. 3, is to provide for future residential,
industrial or commercial development in accordance with a comprehensive Structure Plan prepared under
the Scheme. Clause 6.2 outlines the purpose of Development Areas and the requirement for structure
planning prior to subdivision and development.
Section 4.0 outlines how the structure plan satisfies the design objectives listed under Schedule 11.
2.4
City of Cockburn Local Planning Policy
The relevant City of Cockburn Local Planning Policy is outlined below:
2.4.1
SPD4 – Liveable Neighbourhoods
This policy encourages applicants seeking to prepare Structure Plans, subdivision and development
proposals within the district to apply the principles and requirements set out in the Western Australian
Planning Commission’s Liveable Neighbourhoods policy. The proposed Structure Plan subject to this
submission responds to the recommendations and objectives of Liveable Neighbourhoods. Please refer to
section 4.0 of this submission for an outline of these factors.
2.4.2
APD4 – Public Open Space
The purpose of this policy is to specify the land features which will not be accepted by the City as part of
the minimum public open space requirement. In summary, the following land features are not accepted:
-
Land within or forming part of any service utility or transmission corridor;
Subdivision entry statements;
Where public access is either incapable, restricted or denied;
Buffers separating incompatible land uses where the width of such buffer is below 30m; and
Road Verges.
All other aspects of public open space are required to comply with Element 4 of Liveable Neighbourhoods.
Please refer to section 4.4 for an assessment of both the existing and proposed provision of public open
space.
3431-3, Rev 1, January 2011
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3.0
ENVIRONMENTAL CONSIDERATIONS
Strategen, on behalf of LandCorp, prepared a Preliminary Environmental Constraints Assessment in 2007
for development of the former Coolbellup Primary School site. The purpose of this assessment was to
identify the potential environmental issues, opportunities and constraints (including heritage) related to the
redevelopment of the Coolbellup Primary School site for residential purposes. A copy of this assessment is
included at Appendix 2, with the following provided as summary of the findings:
3.1
Flora and Fauna
3.1.1
Flora
A search for known rare and priority flora within or in proximity to the site was undertaken through
review of the following databases:
·
·
·
DEC Threatened (Declared Rare) Flora database
DEC Declared Rare and Priority Flora List
Western Australian Herbarium Specimen database for priority species opportunistically collected
in the areas of interest.
No significant flora were found to exist within a one kilometre radius of the Coolbellup area, which
encompasses the three former primary school sites. A search was undertaken also of the DEC Threatened
Ecological Communities (TEC) database. No known TECs have been recorded within a one kilometre
radius of the Coolbellup area.
3.1.2
Fauna
The site does provide some habitat for local vertebrate fauna, primarily birds and reptiles, and
invertebrates. The structure plan seeks to retain remnant native vegetation where possible.
3.2
Groundwater
The depth to groundwater based on the average maximum winter ground level is approximately 49m below
ground level at the Coolbellup Primary School site.
Given the depth to groundwater, the site has sufficient capacity for in-situ infiltration of stormwater. The
underlying dry sands represent substantial storage.
3431-3, Rev 1, January 2011
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3.3
Geotechnical
3.3.1
Geology
The landform over which the Coolbellup Primary School site generally consists of sands belonging to the
Karrakatta Association (deep yellowish sands of undulating sand hills with little limestone formations). The
site has an undulating topography, through generally the contour of the land slopes downward to the east
towards Hargreaves Park.
3.3.2
Acid Sulphate Soils
A review of Planning Bulletin No. 64: Acid Sulfate Soils mapping for the site indicates a ‘low to no’ risk of
actual acid sulphate soils or potential acid sulphate soils occurring at depths of less than three metres.
Additionally, oxidation of iron sulphides is typically associated with waterlogged solis however the depth to
groundwater at the site would prevent this process.
3.3.3
Site Contamination
A search of the Department of Environment and Conservation (DEC) Contaminated Sites Database was
undertaken and records indicate that the site had not been reported as known or suspected either prior to
or after the ratification of the Contaminated Sites Act 2003. Notwithstanding, a Preliminary Site Investigation
will be undertaken prior to subdivision works commencing given the existence of several potential
contamination sources at the site (e.g. children’s play areas, garden sheds, etc).
Site remediation will be required as a result of the demolition of the school buildings and will be undertaken
to the requirements of the DEC. Investigations into any contamination as a result of this demolition work is
currently being undertaken by RPS.
3.4
Aboriginal Heritage
A preliminary Aboriginal heritage analysis of the Coolbellup Primary School site was undertaken by
O’Connor in 2007 and included:
·
·
·
Search of relevant databases (e.g. Aboriginal Site Register, Native Title Register);
Review of literature (e.g. articles / reports, archival records, regional maps); and
Site Inspection.
The following conclusions were made:
“… there are no sites or areas of Aboriginal significance previously recorded within or in the near vicinity of
the Project Area. In addition, its present environmental condition is such that, in the author’s opinion, it is
extremely unlikely to be or to contain any Aboriginal sites.”
3431-3, Rev 1, January 2011
Page 7
Based on the above, approval under section 18 of the Aboriginal Heritage Act 1972 would not be required
and further heritage surveys are not warranted. Consultation, coordinated with the project’s ongoing
community engagement will be undertaken.
3.5
Implications for Future Development
RPS has reviewed the findings of the Strategen Report and do not consider that there are any major
environmental constraints or impediments that will restrict the residential development of the former
Coolbellup Primary School site. Any clearing of vegetation will be subject to approval by the Department of
Environment and Conservation and will likely involve detailed investigations into vegetation and fauna
habitat. It should be noted that this further investigation does not preclude the progression and approval of
the proposed structure plan.
3431-3, Rev 1, January 2011
Page 8
4.0
THE STRUCTURE PLAN
A Local Structure Plan (LSP) has been prepared in accordance with the requirements of the City of
Cockburn and the WAPC Policy - Liveable Neighbourhoods. The Coolbellup Enquiry-By-Design (EBD)
Outcomes Report, as it relates to the Coolbellup School Site, includes the following design principles:
-
Retention of much of the bushland around the eastern and northern fringe of the site;
Removal of part of Hargreaves Road to effectively extend a finger of Hargreaves Park into the new
development area;
Modification to the road network to divert excess traffic from Dorcas Way;
An interconnected street system to maintain accessibility and permeability through the development;
Provision of medium density housing adjacent to the parkland to improve casual surveillance.
The report outlines how the structure plan generally addresses these design principles. The design
principles outlined in the EBD Outcomes Report are largely covered by the requirements of Liveable
Neighbourhoods, and as such, the report does not specifically relate to the design principles of the EBD
Outcomes Report but rather the requirements of Liveable Neighbourhoods. It should be stated however
that it is not proposed to modify the existing road network to facilitate a linked public open space area
between the development site and the existing Hargreaves Park.
Consultation
Creating Communities Australia was engaged by LandCorp and DLL to design and implement a community
engagement program in order to gather local knowledge from the community about the three former
primary school sites, inform the community of the proposal and undertake public consultation.
A number of consultation techniques have been implemented in the preparation of the LSP design which
have included the following:
·
·
·
·
·
2 x Internal Stakeholder Design Workshop (including City of Cockburn Staff);
LandCorp internal Design Review process;
Community Open Day (October 2009);
Regular Community Reference group meetings; and
Numerous meetings with City of Cockburn staff.
Through the above consultation the consultants have gained a detailed understanding of the desires of the
community, Council staff and key stakeholders, which are reflected in the LSP design.
Site and Context Analysis
The site subject to this Local Structure Plan is gently undulating, with a low point at the corner of Ebert
Street and Hargreaves Road. The site gently rises in a westwards direction from this point before sloping
down towards Hilory Street mid-way through the development site with another low point at the corner of
Hilory Street and Hargreaves Road. An existing stand of remnant vegetation is located along the northern
and eastern portion of the site.
3431-3, Rev 1, January 2011
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Plate 1:
Stand of existing remnant vegetation along northern boundary
4.1
Element 1 Community Design
4.1.1
Guiding Principles – Place Creation
The creation of a sense of place is a key consideration in the design of the LSP. Many factors contribute to a
sense of place including the nature of built form, residential densities, land use, traffic movement systems
and the intrinsic nature of communities.
The proposed LSP is planned in accordance with the WAPC’s policy of Liveable Neighbourhoods, which
seeks to promote effective communities based upon many principles intrinsic to place creation.
Consistent with the policy the LSP incorporates the following community design features:
-
integration with existing urban areas, including built form and access;
a range of residential densities, so as to facilitate the availability of housing choice and the ability to
“age in place”;
urban structure for improved pedestrian connections and experiences;
water sensitive urban design principles; and
provision of parkland areas that provide passive and active recreational pursuits and meeting
places.
The LSP for Coolbellup has not been considered in isolation. Rather the redevelopment of the three school
sites represents an opportunity to improve connectivity throughout the suburb, with strong linkages to the
existing Coolbellup Town Centre.
3431-3, Rev 1, January 2011
Page 10
Additionally, the planning for the site ensures that the proposed public open space areas are accessible for
both existing and future residents. Interpretative public art will be implemented as part of the project to
inform the community about the historical use of the site.
4.2
Element 2 Movement Network
Located in an existing urban environment, the LSP integrates with the existing street network. The street
network proposed by the LSP is a modified connected grid pattern and proposed the installation of a
roundabout at the intersection of Hargreaves Road and Dorcas Way to assist in efficient vehicle movement
at the proposed 4-way intersection. The planned roundabout will also assist in traffic calming Hargreaves
Road which has been identified as a street which encourages speeding.
The proposed lot layout will result in consistent and attractive streetscapes, surveillance of the planned
public open space area and maximises the opportunities for passive solar access.
Transcore has prepared a Traffic Report in support of the proposed LSP. A copy of this report is enclosed
at Appendix 4. The following summarises these investigations and demonstrates compliance with Element
2 of Liveable Neighbourhoods:
4.2.1
Local Streets
The LSP proposes an integrated network of access streets, which have been designed in accordance with
the requirements of Liveable Neighbourhoods. The design and layout of these access streets promotes
development to front all streets. A short under width street has been proposed
4.2.2
Connection to Existing Urban Areas
The LSP ensures that future development is fully integrated with the existing urban area of Coolbellup. The
LSP proposes four (4) intersections with Ebert Street, Hilory Street and Hargreaves Road, and it should
also be recognised that these existing streets will provide direct street access to the planned residential
lots.
A roundabout is proposed for the new 4-way intersection with Hargreaves Road and Dorcas Way. This will
provide adequate vehicular circulation and safety and also assist in reducing vehicular speed along
Hargreaves Road.
4.2.3
Intersection Spacing
All intersections are spaced so as to comply with the requirements of Liveable Neighbourhoods.
Accordingly, the LSP will result in a safe environment for pedestrians, cyclists and motorists.
3431-3, Rev 1, January 2011
Page 11
4.2.4
Traffic Speed
The local streets proposed by the LSP are designed to produce the target vehicle speeds as prescribed by
Liveable Neighbourhoods. The proposed local streets are short in length and do not create opportunities
for speeding.
4.2.5
Public Transport
There are two existing public transport bus routes within close proximity of this site. Routes 513 and 940
run along Counsel Avenue. The permeable pedestrian and road network proposed by the structure plan
will facilitate easy access to these two routes by future residents.
4.2.6
Pedestrian Circulation and Amenity
The proposed path network will integrate and connect with the existing pedestrian system and will be
developed in consultation with the City of Cockburn. The public open space area will include appropriate
pathways and amenities, including seating and interpretation areas.
4.2.7
Streetscape
The proposed street network has been designed to convey to its user its primary function, character and
identity and encourages appropriate driver behaviour. Development will be subject to detailed area plans,
which will promote a high standard of design and surveillance of public areas.
4.3
Element 3 Lot Layout
It is recognised that a wide range of both lot sizes and housing types is needed to cater for increasingly
diverse household types. Coolbellup, as a locality, currently contains a diverse range of housing types, being
single houses, semi-detached villas and apartments. Additionally, Coolbellup is characterised by a preexisting mix of household types, which shows significant variation to that of the wider City of Cockburn
local authority area (refer below):
Table 2:
Household Structure
Household Type
Coolbellup
City of Cockburn
No.
%
%
Couples without dependents
603
26.4
27.9
Couple families with dependents
446
19.6
35.8
One parent family
355
15.6
11.4
Other families
54
2.4
2.0
Lone Person Households
728
31.9
19.9
Group Households
94
4.1
3.0
Source: forecast.id (www.cockburn.wa.gov.au)
3431-3, Rev 1, January 2011
Page 12
As demonstrated by the above, the locality of Coolbellup has a generally higher proportion of lone person
households, group households and one parent family households. Furthermore, as demonstrated by the
table below, there is again a significant variation between the existing housing types in Coolbellup when
compared to the municipality of Cockburn, as a whole:
Table 3:
Dwelling Type
Dwelling Type
Coolbellup
City of Cockburn
%
%
Separate House
76.3
88.8
Semi-detached
10.2
7.6
Flat, unit or apartment
13.5
3.5
Source: ABS 2006 (www.abs.gov.au)
The above statistical information demonstrates a strong mix of existing dwelling types in the locality of
Coolbellup. The LSP for the former Coolbellup Primary School site, looks to build on this diversity,
however it must be acknowledged that there is a ‘higher than average’ dwelling mix existing in Coolbellup.
4.3.1
Density and Diversity
The LSP incorporate a mix of medium density lot sizes including Residential R30 and Residential R50. A
breakdown of the potential lot yield and density is provided in the table below:
Table 4:
Lot Density and Diversity
Density Code
Area
Potential No.
of Lots¹
Potential No. of
Dwelling Units¹
Actual anticipated
number of dwellings²
R30
1.9025 ha
63
63
56
R50
0.8760 ha
2
48
33
Total
2.7785 ha
65
111
89
39
32
Average number of dwellings per hectare
¹Based on strict interpretation of the minimum average lot size requirements of the 2008 R-Codes
²Based on a percentage reduction, taking account of community consultation outcomes and site constraints (e.g.
preservation of existing trees / interface with existing urban areas).
When based on the strict interpretation of the R-Code minimum average lot size requirements, the average
residential density is approximately 39 dwellings per hectare. Taking account of site constraints, interface
with existing urban areas, previous community consultation outcomes and a desire to include a mix of
residential housing product, a revised average of 32 dwellings per hectare is considered to be a more
realistic outcome, which still meets the preferred target of Liveable Neighbourhoods.
4.3.2
Lot Type and Shape
The majority of lots envisaged to be created as a result of this LSP are single residential lots.
3431-3, Rev 1, January 2011
Page 13
As per the requirements of Liveable Neighbourhoods, the single residential lots will be rectangular in shape
with a greater depth than width. DLL have a strong track record of delivering residential development
projects which promote a range of housing types which are both diverse and well designed. Previously, DLL
have partnered with builders to sell a range of home and land packages and may explore these
opportunities with local builders for the future development of the former school site. For the purposes of
understanding the potential built form outcome, we have included examples of recent housing products
(refer below) which DLL, in conjunction with home builders, have delivered to new residential estates
throughout Australia.
Plate 2:
Indicative Streetscape example (single-storey development)
Plate 3:
Built Form example (single-storey development)
3431-3, Rev 1, January 2011
Page 14
Plate 4:
Built Form example (two-storey development)
As demonstrated by the above built form examples, DLL have a strong commitment to the appearance of
streetscapes in their new residential estates. Front-loaded built form, as illustrated above, can contribute to
attractive, varied and safe streetscapes which are not dominated by the impact of garage doors. To this end
it is not considered that rear vehicular access in the form of laneways is necessarily required to deliver
good built form outcomes.
Two (2) grouped housing sites have been proposed. One site is located on the corner of Hilory Street and
Hargreaves Road and has a total land area of approximately 5575m². The second site is located further
north, with frontage to Ebert Street and has a total land area of approximately 3185m². The grouped
housing sites are sufficiently sized to ensure matters relating to surveillance, street frontage and access can
be adequately addressed through the detailed design phase of the project.
4.3.3
Frontage to Parks and Natural Areas
The proposed parkland areas of the structure plan are considered to be a high amenity asset. Therefore,
the configuration of the residential cells has been designed to maximise opportunities for lots to be
orientated to front parkland areas, enhancing amenity and contributing to personal and property security.
Where lots share a boundary with the proposed parkland area, appropriate permeable fencing and building
orientation will be required. This will be controlled through the preparation of Detailed Area Plans.
4.3.4
Solar Orientation
The proposed road layout will allow for the creation of lots that maximise the potential for energy efficient
building design.
3431-3, Rev 1, January 2011
Page 15
4.4
Element 4 Public Parkland
It is acknowledged that public parkland that can be used by a wide range of people living or working in
urban areas, contributes significantly to quality of life. Public parkland can contribute towards legibility,
identity and sense of place that helps build community.
An analysis of the Coolbellup suburb layout and its existing parkland shows a ‘string of pearls’ requiring
stronger connectivity, rather than significant new open space land areas, and the need for experiences
‘along the way’. The analysis also showed that the type, amount and distribution of open space within the
Coolbellup to be:
-
An overall distribution of open space comprising 8.0% of the suburb (excluding the redevelopment
of the former Primary School sites);
A relatively similar spread of open space comprising either natural bush parkland (eg. Jarvis Park,
Hargreaves Park, Rinaldo Reserve) or playing fields (Tempest Park and Len Packham Reserve);
A relatively good distribution of open space with only the north-eastern part of Coolbellup less
serviced by local parkland; and
A lack of alternative more ‘urban’ spaces that might encourage seated gatherings, connections
between other parkland, or simply unique experiences to discover public art or local history.
The above highlights that, in order to deliver a meaningful, viable project with good outcomes for the
Coolbellup community and City of Cockburn some balance should be struck between the elements of open
space size, function, water sensitivity, vegetation retention and connectivity.
4.4.1
Amount of Public Open Space
The City of Cockburn and the Department of Education have agreed that a total of 3.79 hectares of public
open space is to be allocated across all three former primary school sites. This is based on 12.6% of the
three former primary school sites plus 2.1486 hectares to match the area of the new Coolbellup Primary
School on Len Packham Reserve. The Town Planning Scheme Amendment, which seeks to rezone each of
the three former primary school sites to ‘Development’, acknowledges this agreement by including a
condition in Schedule 11 of the Scheme which states:
5.
A total of 3.79 hectares shall be provided across the three former primary school sites for the
purposes of public open space and community purposes.
While each Structure Plan has been prepared and lodged separately, they are inextricably linked as a result
of a number of factors, including the Enquiry-By-Design community consultation and more recently, the
Scheme Amendment to rezone all three site to ‘Development’ and include them under one Development
Area in Schedule 11 of the Scheme. The project’s primary underlying vision has also bee one of considering
the three sites together and, together with the Town Centre, “Connecting Coolbellup”.
The approach to the provision of public open space is therefore reflective of a wider analysis of the locality
determined not in isolation (i.e. strict 10% requirement of each site area) but on the basis of community
need and project viability. The table below illustrates the proposed provision of public open space across all
3431-3, Rev 1, January 2011
Page 16
three former primary school sites. The format of the table is as per the requirements of Liveable
Neighbourhoods:
Table 5:
Public Open Space Provision
PUBLIC OPEN SPACE SCHEDULE (ALL SITES)
Total Site Area (as per Department of Education and Training Agreement dated 21 March 2005)
Coolbellup
4.67 ha
North Lake
4.16 ha
Koorilla
4.23 ha
Total
13.06 ha
Deductions
Powerline Easement (Koorilla School Site)
0.3 ha
Gross Subdividable Area
General Public Open Space Requirement (10% of gross subdividable area)
Public Open Space Requirement (Schedule 11 of TPS3)
12.6% of Total Site Area
1.64556 ha
2.1486 ha to match the area of new school on Len Packham Reserve
2.1486 ha
12.76 ha
1.276 ha
3.79 ha
Provision of Unrestricted Public Open Space
Minimum 80% of POS required by Schedule 11 of TPS3 = 3.03 ha
Coolbellup
0.73 ha
North Lake
0.83 ha
Koorilla (as per R27 of Liveable Neighbourhoods)
2.00 ha
Total Unrestricted POS
3.56 ha
Provision of Restricted Public Open Space
Maximum 20% of actual POS [1.56ha] provided = 0.31 ha
Coolbellup (1:5 year ARI)
0.11 ha
North Lake (1:5 year ARI)
0.12 ha
Koorilla
Nil
Total Restricted POS
0.23 ha
TOTAL PUBLIC OPEN SPACE
3.79 ha
NOTE: For the purposes of calculating POS the area of Lot 2177 (Drainage Reserve) has been excluded.
PUBLIC OPEN SPACE SCHEDULE – COOLBELLUP
Total Site Area
Coolbellup
Total
4.67 ha
4.67 ha
Deductions
Nil
Gross Subdividable Area
4.67 ha
Public Open Space Requirement (10% of gross subdividable area)
0.467 ha
Minimum 80% unrestricted open space required
0.37 ha
Maximum 20% restricted open space allowed
0.09 ha
Provision of Unrestricted Public Open Space
Coolbellup
0.73 ha
Total Unrestricted POS
0.73 ha
Provision of Restricted Public Open Space
Coolbellup (1:5 year ARI)
0.11 ha
Total Restricted POS
0.11 ha
Total Restricted POS (creditable)
0.09 ha
TOTAL PUBLIC OPEN SPACE
0.82 ha
NOTE: POS Schedule for individual school sites has been provided for information purposes only as per Liveable
Neighbourhoods requirements. The requirement for POS is calculated on the basis of all three former primary
school sites as per the agreement between the City of Cockburn and Department of Education and Training.
3431-3, Rev 1, January 2011
Page 17
In relation to the former Coolbellup Primary School site, two areas of public open space have been
proposed totalling approximately 0.926ha. A linear public open space, providing mainly passive recreation
opportunities is proposed in along a portion of the northern and eastern boundaries of the site. A central
public open space area has been proposed, which will be in the form of an ‘urban square’. The features of
this area are described in section 4.4.2.
4.4.2
Landscape
UDLA, on behalf of LandCorp and DLL, have prepared a Landscape Plan for the former Coolbellup Primary
School site (refer Appendix 5), which details the treatment of the planned public open space area. The
Landscape Plan includes the following key elements:
-
A 3m wide meandering pathway travelling in north-south and east-west direction throughout the
-
linear public open space area;
A central ‘meeting place’ consisting of BBQ facilities and a play area, with both soft and hard
-
surface treatments;
The central public open space includes a wide pathway that facilitates connection throughout the
site and the wider locality; and
Installation of lighting and seating.
Additionally, it is proposed that where possible, significant vegetation will be identified and retained within
the subdivision layout (i.e. residential lots, entry statements and road reserves). A detailed tree survey will
be undertaken as part of the subdivision process to inform this initiative and is notated on the Local
Structure Plan.
4.4.3
Parkland Frontage and Surveillance
The location, layout and design of subdivision and development surrounding public open space should
minimise potential problems relating to personal security, property security, vandalism and poor visual
amenity in relation to the park and its boundaries by providing high levels of passive surveillance through
public road and direct lot frontage interface.
The layout of the structure plan has, where possible frames the planned public open space area with
streets, which will have houses overlooking both the street and POS system as required by Liveable
Neighbourhoods. Where this cannot be achieved, detailed area plans will be prepared for those lots which
have direct frontage onto the public open space system, ensuring adequate surveillance and amenity is
afforded.
4.5
Element 5 Urban Water Management
To manage the increased runoff expected from urban development, the site has been divided into smaller
sub-catchments to allow for stormwater management measures to be implemented throughout the site to
manage stormwater close to source and to facilitate the infiltration of stormwater where possible.
3431-3, Rev 1, January 2011
Page 18
The drainage collection and disposal strategy for various events has been designed to ensure the site is
protected from flooding during the major events and the preservation of existing native vegetation has been
considered in locating the drainage basins and public open spaces.
The site is located on the Spearwood dune system and has significant clearance to groundwater, making the
site suitable for drainage. The stormwater management system incorporates the following measures:
§
Rainfall from a 1:1 year ARI event will be retained and infiltrated on-site though the use of
soakwells, flush kerbing, bottomless side entry pits and vegetated POS.
§
Larger rainfall events (>1:1 year ARI to 1:100 year ARI) will be conveyed and detained through the
road drainage network to one of two storage basins located onsite.
Further details regarding the urban water management strategy will be implemented and outlined in the
Local Water Management Strategy (LWMS) which has been lodged under separate cover with the
Department of Water and City of Cockburn for approval, consistent with the Commission’s requirements
detailed in Better Urban Water Management (WAPC October 2008). The LWMS details the proposed
stormwater management strategy, water conservation options and details regarding the landscaping and
irrigation at the site.
4.6
Element 6 Utilities
A preliminary Servicing Report and Drainage Plan have been prepared by TABEC Pty Ltd Consulting
Engineers and is enclosed at Appendix 6. The following summarises these investigations and demonstrates
compliance with Element 6 of Liveable Neighbourhoods:
4.6.1
Sewerage
All proposed lots will be provided with sewerage connections in accordance with the requirements of the
Water Corporation. It is anticipated that the sewerage reticulation installed within the development will
discharge into the existing 150mm diameter sewer lines along Hilory Street, along the southern boundary of
the site.
4.6.2
Water Reticulation
TABEC advised that sufficient capacity exists within the distribution system to supply the development with
reticulated water in accordance with the requirements of the Water Corporation.
4.6.3
Power
The existing overhead power lines will be removed and converted to an underground system in accordance
with the standard requirements of Western Power. High voltage power is currently available on Hilory
Street, however a transformer site will be required to serve the development.
3431-3, Rev 1, January 2011
Page 19
4.6.4
Telecommunications
Telstra has existing infrastructure surrounding the site but there may be a requirement for some external
trenching whilst the internal network for the subdivision will be installed within the common trench.
4.6.5
Gas
Alinta Gas has existing medium pressure mains located within Hilory Street, Ebert Street and Hargreaves
Road, which surround the subject land and it is understood that there is sufficient capacity to service the
site.
3431-3, Rev 1, January 2011
Page 20
5.0
STAGING AND IMPLEMENTATION
5.1
Staging of Development
Given the relatively small size of the former Coolbellup Primary School site, DLL do not anticipate that
development will be staged, meaning that the entire future subdivision will be constructed in one stage only.
5.2
Implementation
Following approval of the LSP, applications for subdivision approval will then be prepared and lodged with
the Western Australian Planning Commission.
Additionally, Detailed Area Plans (DAPs) will be prepared by DLL in liaison with City of Cockburn. These
DAPs will be administered by the City of Cockburn in the assessment of applications for development
approval.
Design Guidelines may also be prepared, which are typically administered by DLL through the Contract of
Sale. Where Design Guidelines apply, new development will need to demonstrate compliance with the
Design Guidelines prior to any application for development approval being lodged with the City of
Cockburn.
3431-3, Rev 1, January 2011
Page 21
6.0
CONCLUSION
A LSP has been prepared for the former Coolbellup Primary School site in Coolbellup, on behalf of
LandCorp and DLL.
The design of the LSP has been largely informed by the extensive community and stakeholder engagement
program undertaken by Creating Communities Australia on behalf of LandCorp and DLL. Design of the LSP
has been guided by the principles of place creation and to ensure integration with the existing urban
structure.
Additionally, the LSP has been prepared in accordance with the planning requirements of the City of
Cockburn and the Western Australian Planning Commission Policy - Liveable Neighbourhoods.
The approval of the LSP will facilitate an exciting redevelopment of the former Coolbellup Primary School
site, which will facilitate the revitalisation and connection of the locality, whilst enhancing housing choice
and open space facilities available to both existing and future residents.
3431-3, Rev 1, January 2011
Page 22
FIGURES
APPENDIX 1
Certificate of Title
APPENDIX 2
Strategen Environmental
Assessment
APPENDIX 3
Local Structure Plan
APPENDIX 4
Transcore Traffic Report
APPENDIX 5
UDLA Landscape Plan
APPENDIX 6
TABEC Servicing Report and
Drainage Plan

PROPOSED STRUCTURE PLAN Former

Transcription

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