Whitford DA Report - City of Joondalup

Transcription

Westfield Whitford City
Centre Improvement Development Application
July 2014
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Associate Director
Kris Nolan
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Sean Morrison
Consultant
Stewart Doran
Job Code
PA0856
Report Number
1
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Table of Contents
Executive Summary ............................................................................................................................... ii
1
1.1
1.2
Westfield Whitford City – Site and Context of Application ....................................................... 1
Location and Site Overview .......................................................................................................... 1
Context......................................................................................................................................... 2
2
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
The Proposal............................................................................................................................... 3
Summary...................................................................................................................................... 3
Floorspace ................................................................................................................................. 10
Parking and Traffic ..................................................................................................................... 11
Built Form and Architecture ........................................................................................................ 12
Soft and Hardscape Works ......................................................................................................... 13
Servicing .................................................................................................................................... 13
Noise Attenuation ....................................................................................................................... 13
Staging ....................................................................................................................................... 14
3
3.1
3.2
State Planning Framework ....................................................................................................... 15
Key Documents .......................................................................................................................... 15
SPP4.2 Activity Centres for Perth and Peel ................................................................................. 16
4
4.1
4.2
4.3
Local Planning Framework ...................................................................................................... 17
Existing Commercial Zone .......................................................................................................... 17
Relationship with Whitford ACSP and Amendment No. 68 .......................................................... 20
Other Documents ....................................................................................................................... 23
5
Recommendation and Conclusion .......................................................................................... 25
Disclaimer ............................................................................................................................................ 26
Appendix A
Development Plans
Appendix B
Certificates of Title
Appendix C
Transport Impact Assessment
Appendix D
Environmental Noise Assessment
URBIS
WHITFORD DA REPORT - VFINAL
EXECUTIVE SUMMARY
i
Executive Summary
Scentre Group Limited (previously Westfield) is proposing to spend $18 million upgrading and enhancing
Westfield Whitford City. This report outlines the proposed centre improvements and the proposals
compliance with the State and local planning framework.
Westfield Whitford City has not seen any substantial redevelopment since 2004; however the centre
needs to remain current and contemporary in line with retail trends and market demand if it is to remain
competitive. Within the context of proposed centre developments in the northern suburbs, and the draft
Whitford Activity Centre Structure Plan (WACSP) before the State Administrative Tribunal (SAT), it is
apparent that a refresh of a number of components of the centre is required while the strategic planning
for the broader activity centre is resolved. Improving the amenity of the existing centre, providing end of
trip facilities for cyclists, softening the building interface and improving the fashion offering are all part of
the proposed repositioning to be undertaken as part of this initial phase of development.
The following represents a summary of the key matters outlined the report:

The centre improvement takes place in three distinct zones:

Zone A – The interface and appearance of the Whitfords Avenue frontage of the centre will be
dramatically improved through new façade and landscape treatments. This will enable the
creation of a new promenade that will accommodate future casual dining premises and events.

Zone B – The existing piazza has not performed as intended based on microclimate and
locational factors, and its functions will be replaced by the new promenade which will enable
more convenient at-grade access in an area of high visibility. The proposal is to infill the existing
piazza with retail, which is intended to incorporate the existing Coles. The works to this zone will
provide a refreshed frontage to Whitfords Avenue/Dampier Avenue, including the use of green
walls.

Zone C – The existing box containing Coles will be expanded to accommodate a new tenant or
tenants. The final tenant mix is subject to negotiation, however is expected to provide suitable
fashion anchors and may include established or new-to-market operators (i.e. internationals). The
space may be occupied by tenants that would be considered as Shop and/or Department Store,
and therefore approval is sought for both land uses, given that the effective nature and operation
are effectively the same (hence the proposed removal of Department Store definition). The boxes
external appearance will be upgraded, and a new screened loading will improvement the amenity
of the locality.

The various elements of the centre improvement will result in a number of prominent frontages of the
centre all having a similar design flavour that will provide a greater sense of design integration across
the sites external appearance.

The proposal will result in a net increase of 4,573.1sq.m of NLA. For the purposes of the City’s
assessment, this should be considered as all retail NLA, although the tenant mix is yet to be finalised.
This amount is below the major development threshold of 5,000sq.m retail NLA that triggers the
requirement for an activity centre structure plan under State Planning Policy 4.2 – Activity Centres for
Perth and Peel. The increase will take the total approved retail NLA for Whitford City to 54,761.7sq.m,
remaining well below the 75,000sq.m retail NLA that is allowed for under the City’s Local Commercial
Strategy.

The proposed approach is consistent with similar scale centre improvements and minor expansions
that have been approved across the metropolitan area since the introduction of SPP4.2 (e.g.
Belmont, Currambine, Warnbro, Riverton, Bassendean).

The scale of the centre footprint and the nature of proposed uses are all consistent with the typical
characteristics of a Secondary Centre in the metropolitan centre hierarchy. The centre improvement
will primarily take place within the existing centre footprint, so as not to compromise any other
development that may eventually take place as part of Whitford City’s transition to an activity centre in
accordance with SPP4.2. For the removal of any doubt, an assessment against clause 9.11
ii
EXECUTIVE SUMMARY
URBIS
(Development Prior to Adoption of Structure Plan) of the District Planning Scheme No. 2 has been
undertaken to demonstrate that the centre improvement is able to satisfy the City’s criteria that the
overriding intent and nature of the development will not compromise longer term strategic goals.

The changes will result in a small net loss of 112 bays across the subject site. The centre’s parking
supply post-development will remain more than 311 bays in surplus above the minimum standards as
set out in proposed Amendment No. 65 to the City’s District Planning Scheme No.2. End of trip
facilities will also be added to the centre, providing for bicycle parking facilities, lockers and showers.
A Transport Impact Assessment has been prepared by Cardno and is attached to this report
(Appendix C).

An Environmental Noise Assessment has been prepared by Lloyd George Acoustic and is attached to
this report. The assessment outlines anticipated impacts from the centre improvement will be well
within the limits as specified in the Environmental Protection (Noise) Regulations 1997.It is noted in
particular that the transition from an open loading dock adjacent to the existing Coles to an enclosed
facility that will no longer be serviced by refrigerated trucks, will offer substantial amenity
improvements to areas along Banks Avenue.

The centre improvement is generally compliant with the requirements of the applicable Commercial
zone. The setbacks requirements in particular have all been met, however discretion is required, for
example, for the proposed parking rates (as the existing scheme rates apply in the absence of a
gazetted Amendment No. 65).

It is respectfully requested that the City of Joondalup recommend approval of the centre improvement
to the North West Joint Development Assessment Panel, subject to fair and reasonable conditions.
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EXECUTIVE SUMMARY
iii
1
Westfield Whitford City – Site and Context of
Application
1.1
LOCATION AND SITE OVERVIEW
Westfield Whitford City is wholly contained within a single lot. Certificates of Title are attached at
Appendix B. The application area applies to all of lot 501, the details of which are outlined below.
TABLE 1 – LOT DETAILS
ADD.
LOT
PLAN
AREA
PROPRIETOR
DPS2 ZONE
MRS ZONE
470
501
P11792
19.781ha
(Title 1- 2228-855) RE1 Ltd,
Commercial
Urban
Whitford
Avenue,
Hillarys
Westfield Management Ltd
Centre
(Title 2 – 2228-856) Reco Whitford
(proposed)
Pty Ltd
FIGURE 1 – CADASTRAL MAP
Whitford City has been a key shopping destination in the northern suburbs since its original establishment
in the late 1970’s, and has continued to expand and evolve since this time. Major redevelopments have
occurred in the late 80’s, the early 90’s, and most recently in 2004.
The centre currently comprises:

Big W and Target discount department stores;

Woolworths and Coles full-line supermarkets;

A Grand Cinemas complex with six screens;

Mini majors including Lincraft, JB Hi-Fi, Best & Less, Rebel Sport, City Beach, and Dick Smith;

Approximately 250 speciality stores, fast food outlets, and a food hall;

A tavern and State Swim Centre;

A service station, and;

The Endeavour Business Centre office complex.
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WESTFIELD WHITFORD CITY – SITE AND CONTEXT OF APPLICATION
1
There is a total of 68,369.2sq.m existing GLA across lot 501. According to City of Joondalup records,
there is currently 50,003sq.m of approved retail NLA on the site.
1.2
CONTEXT
As the centre has not been redeveloped since 2004, the centre’s external appearance has remained
relatively stagnant for a decade.
Scentre Group Limited has been pursuing redevelopment opportunities for a considerable period of time.
These processes have largely been focused on a major expansion, generally to the east of the existing
centre. An activity centre structure plan has been prepared; however this document was not adopted by
the City and is currently before the State Administrative Tribunal. This is similarly the case for a major
development application that was lodged in mid-2013. These proceedings remain in a relatively
preliminary stage, and therefore it may take a considerable amount time before any resolution is achieved
on these matters.
As a result of the above, the timeframe upon which Scentre Group Limited may be able to undertake a
major redevelopment of the centre, and also allow for a variety of additional uses in the centre via an
activity centre structure plan, is unclear.
Meanwhile, other centres in the northern suburbs of Perth are progressing major development plans,
including:

A major expansion of Lakeside Joondalup Shopping Centre is under construction, including the
addition of a Myer department store and 95 new stores. Upon completion of this latest
redevelopment, Lakeside will be the largest shopping centre in the State by a considerable margin.

A major expansion of Ocean Keys Shopping Centre, including the addition of a Target and 120 new
stores is currently under construction.

Ongoing plans to further develop centres in Karrinyup, Morley, Innaloo, Kingsway and Warwick.
In addition to this, there is the ongoing revitalisation of the CBD, and ongoing market share increases for
online retailing. A number of these factors contribute to the high level of ‘escape expenditure’ in the
municipality, which is estimated at 43% of shop floorspace demand. This escape expenditure, and
associated local employment can be partially recaptured through improved and expanded retail offerings.
The surrounding locality provides for a strong trade area, with continually high interest from retailers
seeking space.
The centre is beginning to appear dated and requires a refresh in terms of its external presentation, and
its internal retail mix. The current ‘fashion run’ in particular lacks a core anchor and capacity needs to be
created for the arrival of new international brands into the WA retail landscape.
Within this context, Whitford City cannot remain at a standstill in this competitive environment. The
resolution of issues associated with the activity centre structure plan may take a considerable period of
time, and design and construction timeframes mean that any major expansion is now at least several
years away. In order to meet the requirements of both existing consumers and retailers of the centre it is
necessary to make provision for some interim upgrades and changes to improve the functional operation
and amenity of the centre.
Scentre Group Limited is conscious that ‘major’ development cannot proceed in the absence of an ACSP
(unless in exceptional circumstances). Consequently, while the potential larger expansion and activity
centre structure plan progress through the appeal process, the decision has been made to progress a
centre improvement comprising a ‘minor’ expansion and upgrade of the centre.
As explained in the following section, this centre improvement proposal has been prepared so as not to
compromise the long-term ambitions of the centre expansion, but to allow for an interim refresh that will
provide a short-term improvement to the shopping choice, and shopping environment at Westfield
Whitford City.
2
WESTFIELD WHITFORD CITY – SITE AND CONTEXT OF APPLICATION
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2
The Proposal
The centre improvement has an estimated construction cost of $18m and will result in a minor
reorganisation of a number of internal components, integrated with a number of ambience improvements
that will enhance the external appearance of the centre. A3 development plans are attached at Appendix
A.
2.1
SUMMARY
The centre improvement will take place in three distinct areas:

Zone A – A new promenade (North-East Promenade) is proposed at the north-east portion of the
centre, fronting Whitfords Avenue. Landscaping and improved facades will dramatically improve the
appearance of the centre from this aspect. The works will assist in providing opportunities for
additional casual dining outlets which are underrepresented at Whitford City currently, and for which
there is strong demand from the local catchment.

Zone B – Coles is proposed to be re-located to the existing piazza location, with an associated minor
re-organisation of surrounding tenancies. A fresh interface with Whitfords Avenue will be provided.

Zone C – The existing Coles box is proposed to be expanded, to accommodate a new major tenant,
or range of smaller tenants (to be determined). The existing and new portions of the building will be
substantially enhanced through updated façade treatments. The existing exposed loading dock will be
replaced by a new enclosed facility.
FIGURE 2 – LOCATION OF AFFECTED AREAS
The proposal will result in a net increase of 4573.1sq.m of NLA, and a net reduction of 112 parking
spaces. The proposed parking supply is consistent with proposed rates in the City’s Scheme Amendment
No. 65.
End of Trip facilities will also be added to the centre near the proposed new travelator in Zone B.
URBIS
THE PROPOSAL
3
2.1.1
ZONE A – NORTH-EAST PROMENADE
Elements of the Whitfords Avenue frontage were enhanced as part of the last centre redevelopment that
was completed in 2004. Remnants of the original centre from the 1970’s are also present on this frontage.
The existing presentation to Whitfords Avenue lacks design coherence, and there is little tenant
interaction with the outdoor environment in this location, despite its easily accessible, street-level nature.
The works at Zone A are proposed to create a more effective and accessible replacement to the piazza.
The piazza, despite the best of intentions otherwise, has not become the focus of outdoor activity at
Westfield Whitford City. Based on a range of factors, this space has not been a popular location
frequented by customers; however it is acknowledged that there is a need for greater outside interaction
by the centre, and for some casual events space. Having this space in Zone A on the ground plane and
within an existing zone of activity will provide substantial improvements over the current space.
The proposed creation of North-East Promenade will result in a greener, softer interface of the centre in
contrast to the existing stark elevation.
FIGURE 3 – PROPOSED NORTH-EAST PROMENADE IMPRESSION
The following works are proposed in Zone A:

An increase of the width of the existing path, ranging from 6 to 15 metres or more. This increase will
enable a transition of the area from a path to a forecourt/promenade.

The promenade will be upgraded with new seating, high quality pavement and water features.
Sculptural seating and custom street furniture will also be provided.
4
THE PROPOSAL
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
Improved dedicated and sheltered pick-up/drop off and taxi areas along the new promenade area.
This will enhance the area’s intended role as a meeting place. This will be complemented by the
provisions of new bicycle racks.

Extended awnings for increased pedestrian shelter, and an extended timber batten pergola with
feature timber cladding, steel features and climbing vegetation.

Enhancements to existing facades through feature timber/steel fins for design integration with the
pergola, and some changes to paint on existing façades.

A comprehensive landscaping plan that will incorporate mature trees along the new façade, car
parking area and verge, and new centre entry statement.
The width of the promenade will enable it to accommodate small-scale events, and alfresco dining. Over
time, the area will likely transition to accommodate more outward-facing operators, with a casual dining
emphasis. The timing of this is dependent on existing leases and discussions with new incoming tenants.
Any alfresco uses will be subject to separate applications.
The concepts submitted will facilitate a green, shaded area with a modern mix of materials and trees that
will slow down pedestrian movement, and create an environment that will encourage visitors to linger.
The creation of an attractive environment will be important in avoiding the current piazza experience.
North-East Promenade will be highly visible to passing traffic on Whitfords Avenue, and enable visitors to
park closely at-grade. This provides a recipe for a successful precinct that will provide a significant boost
to the interaction of the centre with the outdoors.
The establishment of the promenade will result in a net loss of 31 car bays. There is no change to
floorspace as part of the works to Zone A.
Given the intended function of the promenade as a destination for small-scale events, it is intended that in
certain periods the surrounding car parking area will be closed to vehicles (generally the area south of the
internal circulation road). The area can be shut off to vehicles without impacting vehicle circulation in the
centre (as cars will still be able to travel east-west at the northern edge of the closed car park); however
will result in a loss of available bays for limited periods of time.
Up to 107 bays will be closed off during these events, which are anticipated to occur no more than 12
times per year. As outlined in the Transport Impact Assessment in further detail, as the proposed parking
supply across the lot represents a surplus of 311 bays, these intermittent closures will be able to take
place with the centre still operating above the City’s minimum car parking standards.
It is requested that the ability to close these bays is incorporated into the approval for the centre
improvement.
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THE PROPOSAL
5
2.1.2
ZONE B – RE-LOCATED COLES
The existing piazza is acknowledged as having been unsuccessful as a space on both amenity and
retailing perspectives. The separation from the ground plane, microclimate and poor integration with
internal mall has hindered its intended use and it is not operating as envisaged.
The Coles supermarket tenancy is proposed to be re-located to the existing piazza area. As well as
occupying the piazza area itself, the Coles ‘box’ will occupy parts of where there are existing tenancies,
as well as minor extensions of the existing deck footprint.
FIGURE 4 – PROPOSED NEW WHITFORD AVENUE FRONTAGE IMPRESSION
The re-located box will result in a minor re-organisation of some internal tenancies. A new escalator is
also proposed into the existing mall from the basement car park, to replace the set that currently feeds
into the piazza. This new set of escalators will also facilitate access for pedestrians entering the centre
from Whitfords Avenue. New pedestrian priority crossings will provide clear access into the centre from
this road.
The new single level elevation to Whitfords Avenue will be highly articulated with timber/metal fins, and
green wall climbers on mesh. Timber battens will also be placed on the façade.
The new façade will also be provided with additional interest via a proposed new large wall sign. The sign
will measure 12.66 x 4.35m and be used to promote events or products related to the shopping centre. As
outlined in greater detail in the assessment against the City’s Sign Policy in s4.2, it is proposed that the
content will be highly graphic in nature, and will not pose a hazard to vehicles or pedestrians.
6
THE PROPOSAL
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The signage will not impact the amenity of any adjacent residents, as no nearby dwellings front Whitfords
Avenue, or have a perspective toward the sign. The sign will provide visual relief to the built form of the
centre, and will provide an appropriate visual cue that corresponds to the activities and goods available in
the centre, and also a marking point for the main vehicle entry into this portion of this centre.
The existing stairs structures will remain for emergency egress; however will be repainted in part
consistent with the colour palette of the additions. This will ensure a harmonious, consistent, and
integrated frontage to Whitfords Avenue.
To avoid ramping and an elevated loading area, a ground level loading area and associated lifts are
proposed to service the re-located Coles. To enable sufficient swept paths for loading vehicles, the
ground level loading area requires a reconfiguration of part of the existing car parking area. Conversely,
additional car parking will be created through the removal of the existing lifts, escalators and service
rooms associated with the existing piazza. The net change is a reduction of 90 car parking spaces.
The loading area will be screened with a green wall, comprised of climbing plants on mesh fixed to
masonry walls. This enclosed loading dock will minimise any visual or noise impacts from this frontage.
Works in Zone B will result in a total net increase in NLA of 2,205.1sq.m.
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THE PROPOSAL
7
2.1.3
ZONE C – EXPANDED COLES BOX
The existing Coles box is proposed to be expanded to the east, and a new enclosed loading area
established. The expanded box, as shown below, will be largely contained within the extent of the existing
loading area.
FIGURE 5 – PROPOSED WORKS AT ZONE C
The box will be able to accommodate a variety of options, including:

A Department Store (including existing operators like Myer or David Jones, or those wishing to reenter/enter the WA market, such as Harris Scarfe or Marks & Spencer).

Mini majors, including the possibility of international retailers in the process of entering the
Australian/Western Australian retail market.

Other shop uses, including discount department stores or speciality retailers.
It is requested that approval be granted for both Department Store and Shop land use classes. Parking
rates applicable to these land uses do not differ, and there will no impact on the proposed built form if
either, or both uses are established in the space. Approval for both uses will provide sufficient flexibility to
negotiate with prospective tenants. It is noted that the Department Store land use class is proposed to be
deleted by the City as part of DPS2 Amendment No. 65, with ‘Shop’ covering all relevant uses.
Works in Zone C will result in a total net increase in NLA of 2,368sq.m, and an increase of 9 car parking
spaces.
The existing basement will be expanded to accommodate additional car parking, and vertical circulation
will be improved via a new lift and escalators. This will replace the existing dated ramp and atrium.
The existing box, and expanded area will be clad and articulated through the use of textured concrete,
feature timber/steel fins and timber battens, consistent with the other parts of the centre improvement.
Amenity for nearby commercial premises and residences further afar, will be substantially improved by
the transition from the existing exposed loading area, to a new enclosed facility. This will shield
residences from the visual and noise impacts of the loading dock. Similar to Zone B, the loading dock in
this location will be shielded by masonry walls covered with climbing plants.
It should also be noted that the transition of this tenancy from a supermarket to ideally one with a fashion
focus, will result in this loading dock no longer being utilised by refrigerated vehicles. This will
substantially reduce noise impacts as outlined in greater detail in s2.7
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THE PROPOSAL
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Due to the expanded box, there will be some impacts on the existing pedestrian access from Banks
Avenue into the centre. A new pedestrian priority pathway will be provided in the modified car park from
the centre entrance to the lot boundary, in the vicinity of the existing stairs and ramp. It is acknowledged
that stair and ramp improvements/modifications will be required to align with the new pathway. Scentre
Group Limited is happy to discuss how this will be achieved during the assessment process.
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THE PROPOSAL
9
2.2
FLOORSPACE
Lot 501 currently has 68,369.2sq.m of GLA, of which 49,847sq.m is retail NLA (with approval being in
place for 50,003sq.m of retail NLA).
The City will also be aware of a recently approved application for an additional 185.6sq.m of NLA as a
result of the proposed Krispy Kreme at the former Red Rooster pad site (ref: DA14/0547).
The changes according to each zone as a result of the centre improvement are outlined below.
TABLE 2 –NLA CHANGES
LOCATION
ADDITIONS
REDUCTIONS
NET CHANGE
COMMENT
Zone A
0
0
0
There are no changes to
tenancies as part of works to
this zone.
Zone B
4,257sq.m (Coles) 2310.1sq.m (existing +2,205.1sq.m
325sq.m (Coles
retail tenancies
outlined as storage (323sq.m)
removed)
areas are not for the
back of house)
Zone C
2,368sq.m
The two areas indicatively
exclusive use of any tenant,
84.8sq.m (existing
and are therefore not
retail tenant reduced)
included.
0
+2,368sq.m
Depending on the tenant(s)
(Shop/Department
that will eventually occupy
Store)
this space, areas currently
indicated as retail floorspace
may be used for non-retail or
service purposes.
Total
+4,573.1sq.m of
For the purposes of
NLA
assessment, all of the
additional NLA should be
considered as retail NLA.
There will be a total increase of 4,573.1sq.m of NLA as a result of this proposal, all of which for the
purposes of this assessment is considered as retail NLA. This represents a minor increase in floorspace
that will not materially affect the nature or scale of the centre, and is below the threshold of major
development (5,000sq.m of retail NLA) for which an activity centre structure plan is required under State
Planning Policy 4.2 Activity Centres for Perth and Peel.
It is noted that the figures do not include 323sq.m of area indicatively marked as ‘storage’ in the
development plans. These areas are not for the exclusive use of any tenant and will be used by tenants
and the centre in general, and therefore are considered a ‘service’ area under DPS2’s definition of NLA.
The definition of NLA in the City’s DPS2 and in SPP4.2 both explicitly exclude ‘areas set aside for the
provision of facilities or services to the floor or building where such facilities are not for the exclusive use
of occupiers of the floor or building’.
10
THE PROPOSAL
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2.3
PARKING AND TRAFFIC
Cardno has prepared a Transport Impact Assessment for this proposal, which is attached at Appendix C.
The report assesses the centres active transport, public transport and private vehicle accessibility and
outlines the impact of the centre improvement on surrounding traffic and parking. The potential increase
in traffic generation attributable to the centre improvement has been estimated by reference to a number
of sources including the Roads and Transport Authority (RTA) publication ‘Guide to Traffic Generating
Developments’ and the more recent ‘Roads and Maritime Services (RMS) publication ‘Guide to Traffic
Generating Developments’.
2.3.1
CAR PARKING
The proposed works will result in an overall reduction in car parking bays on the centre lot. The
reductions are spread across the following areas:
TABLE 3 – PROPOSED PARKING CHANGES
AREA
NET CHANGE
Zone A
31 (loss)
Zone B
90 (loss)
Zone C
9 (gain)
Overall
112 (loss)
The final parking rates have been designed to comply with the new minimum parking rates under
proposed City of Joondalup District Planning Scheme No. 2 Scheme Amendment No. 65.
The amendment has been endorsed by the City and is expected to be endorsed imminently by the
Minister. Given the seriously entertained nature of the amendment, and the fact it has been utilised for the
assessment of recent applications (including the recent Farmers Market proposed at Westfield Whitford
City – DA13/1556 and recent expansions to Lakeside Joondalup – DP/13/00789), it is considered
appropriate that the proposed standard is utilised when assessing this centre improvement application.
As this amendment may not have been gazetted at the time of any determination on the application, it is
respectfully requested that the Council exercises its discretion in relation to this matter.
The table below sets out the current and future car parking rates across lot 501:
TABLE 4 – CAR PARKING PROVISION
CAR PARKING NUMBERS AND NLA
REQUIRED DPS2
CURRENTLY
REQUIRED DPS2
FOLLOWING AMENDMENT 65
Current: 3,757
4,101
3,629
Proposed: 3629 (following removal of 112
car bays due to centre improvement, and 16
bays lost due to recently approved
DA14/0547)
(3,000spaces for the first
50,000sq.m NLA, plus 4.8
spaces per 100sq.m NLA
thereafter.)
(2,400 spaces for the first
50,000sq.m NLA, plus 4 spaces
per 100sq.m NLA thereafter)
Current total lot NLA: Total 68,369sq.m of
NLA (includes NLA increase from DA14/0547)
Compliance:
Compliance:
311 bay surplus
456 bay shortfall
Proposed total lot NLA: Total 72,942sq.m of
NLA (includes net addition of 4,573.1sq.m from
centre improvement)
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THE PROPOSAL
11
As outlined above, car parking rates will be provided in accordance with the requirements of Amendment
No. 65, and therefore are compliant with the City’s adopted approach for the provision of car parking for
shopping centres.
The final car parking rate will be 4.54 spaces per 100sq.m of NLA, which is consistent with SPP4.2’s
preferred rate of between 4 to 5 spaces per 100sq.m of NLA.
It should also be noted that the proposed parking supply will not compromise the delivery of the draft
Whitford Activity Centre Structure Plan vision. The previous major development application for the centre
in 2013 assessed parking based on the ‘retail core’. This calculation excluded areas along Endeavour
Road, for example, that are intended to evolve to other uses. These exclusions remove land parcels with
high levels of parking and relatively little floorspace – effectively increasing the impetus to provide
sufficient levels of car parking in the retail core to allow for delivery of the structure plan.
The proposed car parking supply on the retail core of 3,161 spaces is in excess of the 3,111 spaces
required under Amendment No. 65 for the amount of floorspace on the retail core. The City can therefore
be confident that sufficient car parking is being provided for the centre without compromising the ability for
the delivery of the structure plan goals.
2.3.2
TRAFFIC
In relation to traffic, as outlined in the Transport Impact Assessment, the centre improvement’s scale
means that any increases to traffic volumes in surrounding intersections will be less than 5%. The
relevant thresholds in the WA Planning Commissions Transport Assessment Guidelines for Development
which trigger additional assessment will not be exceeded, and therefore no detailed operational
assessment is required to confirm that no upgrading works will be necessitated to mitigate the
development expansion impacts.
2.3.3
END OF TRIP FACILITY
A 150sq.m space in Zone B has been identified for end of trip facilities. Access to the facility will be via
the proposed enclosed new escalator landing. This positioning will provide high levels of casual
surveillance, and ease of access into the centre. The facility is also easily accessible from Whitfords
Avenue, and links in with the various pedestrian priority walkways that transverse the centre basement
level.
While detailed design needs to be undertaken, the facility will accommodate at a minimum:

25 bicycle storage racks within a secured compound accessible by swipe card.

25 lockers for storage of personal effects.

4 showers (2 female, 2 male).
The facility will be provided to enhance the range of facilities available to staff, and improve active
transport options to access the centre. The City does not have any requirement for such facilities, so the
proposed design has been established based upon guidance documented in the Building Council of
Australia – Green Star Ratings.
2.4
BUILT FORM AND ARCHITECTURE
All works for Zone A, B, and C provide a consistent design style in terms of architectural features, colour
palette and landscaping.
This will provide for a more uniform design approach across the centre across various frontages – all of
which are some of the most prominent and visible to surrounding properties and visitors to the centre.
It is notable, however, that the scale and bulk of the centre will not be materially changing as part of the
centre improvement. Specifically:
12
THE PROPOSAL
URBIS

Zone A – The landscaping and façade improvements will soften the built form of the centre from this
perspective, and reduce the existing hard built edge against the car park.

Zone B – The high level of articulation, incorporation of signage and containment within the existing
centre footprint will minimise any impact of the new Coles. The renewed interface with Whitfords
Avenue will more clearly identify this location as a major entry point, with no surrounding residences
able to be impacted.

Zone C – The existing and expanded portion of the box will transition from basic concrete panels to a
highly articulated façade that breaks down the massing of the building. The existing box (and its
extension) will remain at one retail level, and therefore residences are not impacted by any additional
height or bulk. All buildings are setback at least 9 metres consistent with the standards for the
Commercial zone. The footprint of the expanded box will generally stay within the extent of the
existing loading area.
The mixed colour palette of natural, earthy tones, and use of natural materials such as timber will assist in
softening the overall appearance of the centre, to create a more welcoming building that sits more
appropriately within the surrounding low density residential neighbourhood.
2.5
SOFT AND HARDSCAPE WORKS
The variety of landscape plans described, and the concepts accompanying the development application
drawings are preliminary. It is expected that these will be finalised and documented to the satisfaction of
the City as a condition of approval.
It is noted that concepts for North-East Promenade illustrate landscape improvements on the road verge,
outside of the centre lot. It is acknowledged that fulfilment of these concepts will require the agreement of
the City, and likely the lodgement of a separate development application.
2.6
SERVICING
A significant amount of servicing investigation works were undertaken as part of the activity centre
structure plan process, with information available in relation to gas, power, telecommunications, water,
wastewater and drainage. The scale of the centre improvement is such that there is no anticipated
service upgrades required.
2.7
NOISE ATTENUATION
Lloyd George Acoustics has prepared an Environmental Noise Assessment to accompany the centre
improvement application. The report is attached at Appendix D.
The report assessed the impact of plant and loading facilities on nearby residences on Banks Avenue,
and north of Whitfords Avenue on Cromer Grove.
The assessment found that impacts at all times (day, evening and night) are anticipated to be well within
the limits as specified in the Environmental Protection (Noise) Regulations 1997.
It is noted that the impacts on residences in the vicinity of Banks Avenue are minimised via the transition
from an open to enclosed loading area. Impacts are also lessened as the proposed retail area will not be
serviced by refrigerated trucks, as is currently the case for Coles.
The report also outlines a range of measures that should be implemented in the detailed design stage, to
meet and exceed the noise regulations. Such measures include:

Noise implications to be considered as part of plant selection and final plant location.

Restriction of delivery truck timeframes.

Operational measures, such as the turning off of engines while loading, and avoiding additional noise
(such as radios in outdoor areas).
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THE PROPOSAL
13
The recommendations outlined in the report are considered standard, and entail standards and practices
that Scentre Group Limited would normally undertake at its centres.
2.8
STAGING
The works across Zones A, B and C will likely take place across a number of concurrent stages, to avoid
tenant and customer disruption.
The exact order of these stages will be determined in the detailed design and construction management
stages. The progress of works will also be dependent on the securing of a tenant in Zone C.
14
THE PROPOSAL
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3
State Planning Framework
3.1
KEY DOCUMENTS
The proposed Westfield Whitford City centre improvement aligns with a range of State planning
documents.
This development application complies with the following key state planning documents:
TABLE 5 – KEY STATE DOCUMENTS
DOCUMENT
PURPOSE
RELEVANT PROVISION(S)
COMPLIANCE
State Planning
Strategic vision
The Strategy expects the State’s
The redevelopment will cater to the
Strategy 2050
document for
population to double to 5.4m people by
State’s growing population, and allow for
(2014)
State
2056. The strategy acknowledges the
an increase in commercial floorspace
importance of retail to local economy. The
availability to foster local job creation,
strategy encourages the availability of
and enhance the convenient access to
affordable floorspace, and the mix of land
goods and services.
uses and demographics.
Metropolitan
Metropolitan
Subject land is zoned Urban – allowing for Westfield Whitford City’s redevelopment
Region Scheme statutory land use a range of activities including residential,
planning scheme
and enhancement of its commercial land
commercial, recreational and light industry. uses is consistent with the MRS zone.
Directions 2031 Metropolitan wide Document provides for a network and
The Westfield Whitford City centre
and Beyond
hierarchy of activity centres that provide
improvement will enhance and expand
for a more equitable distribution of jobs
its existing rage of commercial land
and amenity throughout the city.
uses, and comprises land uses
planning strategy
consistent with those expected in a
Plan for a diverse mix of services,
Secondary Centre.
facilities, activities, amenities, and housing
types in centres to facilitate economic
The small increase in floorspace will not
development and employment.
affect Westfield Whitford City’s place in
the centre hierarchy.
Connect communities with jobs and
services.
The redevelopment will contribute to the
equitable distribution of floorspace (and
amenable floorspace) in the locality.
Outer
Strategy
North west region to increase in population The Westfield Whitford City centre
Metropolitan
identifying
by 110,000 people by 2031.
Perth Sub-
Greenfield and
Regional
infill sites in
Strategy (Draft)
metropolitan
population and reflects ongoing
Minimal infill is identified in existing built-up increases in spending power in the
areas in the City of Joondalup.
north-west region.
Public
Long term public
The plan anticipates Bus Rapid Transit
The proposed redevelopment will not
Transport for
transport
infrastructure from Joondalup to
compromise these long-term plans. The
Perth 2031
masterplan
Claremont, via Whitford City, Hillarys,
ongoing development of the centre will
Karrinyup and Scarborough after 2031.
contribute to the long term justification of
The exact route and stop locations are to
demand for such a system.
(Draft)
improvement will cater to the increased
be determined.
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STATE PLANNING FRAMEWORK
15
3.2
SPP4.2 ACTIVITY CENTRES FOR PERTH AND PEEL
State Planning Policy 4.2 Activity Centres for Perth and Peel guides the development of centres across
the metropolitan area.
The policy states that:
6.4 (2) Activity centre structure plans should be endorsed prior to major development being
approved to ensure a centre’s development is integrated, cohesive and accessible. In
exceptional circumstances (in the absence of an endorsed activity centre structure plan),
any major development must satisfy the relevant requirements of the Model Centre
Framework.
The policy defines ‘major development’ as:
Development of any building or extension/s to an existing building where the building or
extensions are used or proposed to be used for shop-retail purposes and where the shopretail nla of the:

proposed building is more than 10000sq.m; or

extension/s is more than 5000sq.m.
Consequently, the policy dictates that activity centre structure plans are only required prior to
major development occurring. The policy’s approach is pragmatic in that it acknowledges minor
development of less than 5,000sq.m. retail NLA can proceed prior to final endorsement of an
activity centre structure plan.
This centre improvement proposal incorporates a net increase of 4,573.1sq.m retail NLA, and is
not of a scale that will have a material impact on the centre hierarchy or operational function of the
centre and therefore is able to be determined favourably in the absence of an activity centre
structure plan.
Joint Development Assessment Panels have utilised this clause to approve similar minor expansions of
centres in Perth, including the Metropolitan Central Joint Development Assessment Panel’s approval of a
1,752sq.m expansion of Belmont Forum Shopping Centre on 20 March 2014 (ref: DP14/00028/1). The
North West Joint Development Assessment Panel also approved a 2,001sq.m expansion of Currambine
Marketplace Shopping Centre in the absence of an activity centre structure plan on 26 February 2014
(ref: DP/13/00791). It has therefore been demonstrated that minor expansions of centres prior to an
endorsed activity centre structure plan in place is both in accordance with SPP4.2, as well as orderly and
proper planning.
The proposed development represents an incremental expansion of the centre, and a continuation of land
uses in a scale that is consistent with Whitford’s role in the centre hierarchy. The proposed supermarket,
shop, and (possibly) department store land uses are consistent with those identified in the policy as
appropriate for secondary centres.
It is also noted that, as per clause 6.5.2 of SPP4.2, there is no requirement for a Retail Sustainability
Assessment for minor developments. Additionally, as outlined in s4.3 the centre’s expansion is well within
the retail floorspace amount that the City of Joondalup’s Local Commercial Strategy has identified as
sustainable at Whitford City.
16
STATE PLANNING FRAMEWORK
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4
Local Planning Framework
The proposal is largely consistent with the City of Joondalup’s planning framework. It is noted that a
number of processes are underway which will affect the statutory planning controls over the centre,
including:

DPS2 Amendment No. 65 – This will lower the minimum car parking standards for shopping centres,
and also delete a number of use classes, such as ‘Department Store’.

DPS2 Amendment No. 68 – This will rezone the centre and some surrounding properties to ‘Centre’
from ‘Commercial’.
Given the above processes, an assessment has been provided against the existing and proposed
planning controls.
4.1
EXISTING COMMERCIAL ZONE
The Westfield Whitford City site is currently zoned ‘Commercial’ under the City’s DPS2; however DPS2
Amendment No.68, which will rezone the site to ‘Centre’, is awaiting assessment by the WAPC and
determination by the Minister.
The table below provides an assessment of this application against the Commercial zone provisions,
including an outline to the City on matters which it is requested to exercise general discretion (under
clause 4.5.1).
The utilisation of this discretion clause enables the City (and JDAP) to bridge the gap between the current
local planning framework, and the more current State planning framework.
TABLE 6 – ASSESSMENT AGAINST COMMERCIAL ZONE PROVISIONS
ELEMENT + REQUIREMENT
NOTE
Land Use Permissibility
Possible uses in the shopping centre:
COMPLIANCE

The range of land uses permitted or able to be  Shop is a P use
permitted in the Commercial zone is
consistent with those that would be expected  Department Store is a D use
in a shopping centre environment.
Discretion
required for
Department
Store land use
 Car Park is a P use
Note: The expanded box (currently Coles) may
include Shop and/or Department Store uses.
Objectives
This application provides for an expansion and
enhancement of the existing shopping centre
The Commercial zone is intended to
facility.
accommodate existing or proposed shopping
and business centres where it is impractical to This application does not comprise a major
provide an Agreed Structure Plan in
development (as defined in SPP4.2), and
accordance with Part 9 of the Scheme.
therefore is able to be determined in the absence
of an activity centre structure plan.

The objectives of the Commercial zone are to:
 Make provision for existing or proposal retail
Regardless of the above, processes are
underway to implement an appropriate activity
and commercial areas that are not covered
centre structure plan framework to guide future
by an Agreed Structure Plan
major development within the activity centre.
 Provide for a wide range of uses within
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LOCAL PLANNING FRAMEWORK
17
NOTE
COMPLIANCE
existing commercial areas, including
retailing, entertainment, professional offices,
business services and residential
Notwithstanding Clause 3.7.1 (intention of
Commercial zone), subject to clause 9.11
(development prior to adoption of structure
plan) any major development on land in the
Commercial zone within various activity
centres in the City (including Whitford) shall
not be approved unless an activity centre
structure plan has been prepared and adopted
in accordance with the requirements of
SPP4.2.
4.7 Building Setbacks for Non-Residential
The street setback requirement is achieved for
Buildings
Whitfords Avenue, Marmion Avenue and Banks
Street setback – 9m
Side boundary setback – 3m
Setback from rear boundary – 6m
Avenue.
It should be noted that the setback of the new
Coles box is in excess of 16m from the lot

boundary, and the setback from Banks Avenue
for the expanded existing Coles box will be 9m.
The ‘side’ boundary with the City of Joondalup
Whitford Library and Whitford Senior Citizen
Centre lot is not affected by this application.
There are no rear boundaries.
Car Parking (Schedule 2)
Refer to Transport Impact Assessment at
Appendix C.
For Shopping Centres greater than
50,000sq.m, 3000 bays for the first
As outlined in s2.3, this application has been
50,000sq.m NLA (6 per 100sq.m), plus 4.8 per designed to achieve the parking rates that will be
100sq.m NLA thereafter.
implemented as a result of DPS2 Amendment
No.65.
The total parking provided on lot 501 will be 3,629
bays, which is a surplus of 311 as required under
Amendment No. 65. This equates to 4.54 spaces
Discretion
required
per 100sq.m NLA.
This proposal has been designed at this rate, as it
is consistent with SPP4.2 which outlines a
preferred parking provision range of 4-5 spaces
per 100sq.m of NLA. Consequently the rate
provided is consistent with State Planning Policy,
and has been shown to be sufficient in the
attached transport report.
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NOTE
COMPLIANCE
Landscaping
The total open space calculated across the lot is
approximately 13%.
Minimum 8% of the area of a development site
to be landscaped. Road verges also to be
There are a number of areas which do not have
landscaped.
the required 3m landscaping width within the lot,
however given the extent of the centre
3m width area within lot boundary to be
improvement application it is more appropriate
provided from street in areas where car parks
that the wider landscaping objectives for the lot
are built adjacent to streets.
be considered in later stages.
Storage and Rubbish Accumulation
The exact location of bin refuse areas has not

been determined at this stage.
All storage, including accumulated rubbish, is
to be confined within buildings, or suitably
Bin refuse areas, however, are expected to be
enclosed areas screened from its immediate
located within service and loading areas or
surrounds and any adjacent public street or
dedicated enclosures as appropriate and will be
road by normal viewing by a wall not less than screened appropriately. It is noted that the new
1.8m in height.

loading areas are all enclosed.
It is expected that detail will become clearer as
part of a refuse management plan required as
part of any approval.
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19
4.2
RELATIONSHIP WITH WHITFORD ACSP AND AMENDMENT NO. 68
4.2.1
BACKGROUND
As outlined previously, the site is currently zoned ‘Commercial’ under the City’s DPS2. A rezoning to
Centre was initiated (in October 2012) over the subject site and a number of adjoining land parcels, with
the ‘Whitford Activity Centre’ boundary having been adopted by the City (in September 2012) following
negotiations between the applicant, the City and the Department of Planning.
The rezoning was intended to ultimately transfer land use and development control to the Whitford
Activity Centre Structure Plan (WACSP).
It is noted that the Metro North-West JDAP, on the advice of the City, noted in its determination on the
previous development plans on 17 October 2013 that ‘the City is of the opinion that that the draft Whitford
Activity Centre Structure Plan is not a seriously entertained planning proposal and therefore should not be
consideration [f]or approval of this development application’.
Similarly, the City at its Ordinary Council Meeting on 19 November 2013 refused to adopt the draft
WACSP, and also outlined that it did not wish to proceed with Amendment No. 68.
Appeals against the determinations of the major development application and the WACSP are at the
State Administrative Tribunal.
On the basis of the above, a full assessment against the provisions of the draft WACSP has not been
undertaken. Similarly, for the purposes of the centre improvement’s assessment, Amendment No. 68 and
the WACSP are not considered seriously entertained planning proposals by the City.
Nevertheless, an assessment against the requirements of the Centre zone is provided below, for clarity’s
sake to demonstrate the proposal does not compromise the longer term intent for the centre. Scentre
Group Limited has been conscious to ensure this centre improvement will not compromise other goals for
the centre, or the wider ambitions of the activity centre in line with SPP4.2.
Consequently, this application has been made almost entirely within the existing footprint of the centre,
and is of a scale which represents an incremental increase to existing operations. The improvement will
enhance the offering of the centre while plans for its more comprehensive redevelopment are resolved.
4.2.2
CENTRE ZONE
The Centre zone is intended to accommodate existing and proposed business centres, to provide for coordinated planning and development where the council considers a structure plan is necessary.
DPS2 generally requires that prior to any development or subdivision a structure plan should be in place
for areas in the Centre zone. Specifically, clause 3.11.4 outlines that prior to any major development in an
activity centre, an activity centre structure plan shall have been prepared and adopted in accordance with
SPP4.2.
This clause, conversely, implies that non-major development (i.e. less than 5,000sq.m shop-retail NLA)
can proceed prior to the preparation and adoption of an activity centre structure plan.
For the removal of any doubt, clause 9.1.1 of the scheme has been addressed below. Clause 9.1.1
provides the criteria in which the City (or JDAP) can approve development in the Centre zone prior to a
structure plan or activity centre structure plan.
The clause states as follows:
“9.11
DEVELOPMENT PRIOR TO ADOPTION OF STRUCTURE PLAN
If Council is required to consider an application in respect of a development, use or subdivision proposal
before a Structure Plan has been prepared and adopted, then the Council shall, in addition to any other
matters required by this Scheme to be considered, have regard to the following considerations:
20
URBIS
a)
as an overriding consideration, the intent of the application;
b)
the desirability from a planning point of view of having an Agreed Structure Plan in place
before development or subdivision occurs; and
c)
the interests of orderly and proper planning, and concern for the amenity of the relevant
locality in the short, intermediate and long term.
d)
in the case of major development in an activity centre requiring an activity centre structure
plan under clauses 3.7.2 and 3.11.4, the provisions of State Planning Policy 4.2 —Activity
Centres for Perth and Peel.’
Despite the fact that the centre improvement does not constitute major development, the table below
outlines how nevertheless the development satisfies the criteria under clause 9.1.1.
TABLE 7 – DEVELOPMENT PRIOR TO ADOPTION OF STRUCTURE PLAN – RESPONSE TO CLAUSE 9.11
CONSIDERATION
RESPONSE
COMPLIANCE
As an overriding
The intent of the centre improvement application is to improve the
consideration, the intent of the amenity of the centre, and incidentally provide an incremental
increase in floorspace.
application;
The application has been proposed to maintain the viability of the

centre, and enhance the centre within its existing footprint, while
other processes are underway to facilitate its redevelopment into
an activity centre in accordance with SPP4.2.
The desirability from a
The applicant has funded and actively driven a structure planning
planning point of view of
process over the centre in the recent past, demonstrating intent
having an Agreed Structure
and goodwill in meeting the planning requirements. These
Plan in place before
processes are still ongoing.
development or subdivision
occurs; and
The centre improvement application results in a remix and
incremental expansion of the existing centre largely within its

existing footprint.
As per SPP4.2 activity centre structure plans are only required prior
to major development. This proposal does not constitute major
development.
The interests of orderly and
The centre improvement application will provide an incremental
proper planning, and concern
increase to floorspace, and the centre will remain well below limits
for the amenity of the relevant outlined in the City’s Local Commercial Strategy (75,000sq.m retail
NLA).
locality in the short,
intermediate and long term.
The application will facilitate uses expected in a Secondary Centre,
and its progression in the absence of an activity centre structure
plan is consistent with SPP4.2 and consistent with a number of
other minor centre development applications that have been

approved.
The application provides an improvement to the amenity of the
centre, and also improves the centre’s interaction with sensitive
land uses to the south by a shift to an enclosed loading dock (with
non-refrigerated trucks), and through better articulation and
massing of the existing centre.
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21
CONSIDERATION
RESPONSE
In the case of major
The centre improvement application does not propose major
development in an activity
development. The proposed development will take place within the
centre requiring an activity
centre existing footprint, and provide an immediate boost to the
centre structure plan under
appearance and viability of the centre.
clauses 3.7.2 and 3.11.4, the
COMPLIANCE

provisions of State Planning
Policy 4.2—Activity Centres
for Perth and Peel.
As a result of the above, it is clear that while the centre improvement can proceed in the absence of an
activity centre structure plan, the enhancement has been designed and contained so as not to inhibit any
longer term plans for Whitford City’s transition to an activity centre.
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4.3
OTHER DOCUMENTS
TABLE 8 – OTHER LOCAL PLANNING DOCUMENTS
DOCUMENT
NOTE
Local Planning Strategy (2010)
The centre improvement will facilitate a net
COMPLIANCE
increase in floorspace, and provide for additional
The Local Planning Strategy was prepared jobs during and post construction.
prior to SPP4.2, however acknowledges a
2009 draft of the policy which planned to
The centre improvement is being undertaken
remove retail floorspace caps.
consistent with SPP4.2.
The strategy acknowledges the
importance of having suitable land and

commercial floorspace to meet
employment sufficiency levels. The
expansion and redevelopment of centres
in the City is expected to contribute to
increase in commercial floor space and
increased employment density. The
strategy encouraged a review of the City’s
then Centres Strategy in light of the then
draft SPP4.2
Signs Policy
The centre improvement application includes a
proposed wall sign on Whitfords Avenue.
This policy provides guidance on the
design and placement of signs in the
The sign has dimensions of 12.66m and 4.35m, a
municipality.
total of 55sq.m.
The policy has objectives including
This represents a small fraction of the new box
protecting the quality of the streetscape,
façade.
minimising the impacts of signage on
residents, and facilitating a reasonable
The sign will only display goods or services
degree of signage to support business
related to the centre. The sign is intended to be
activities.
utilised primarily for basic advertisements of a
highly graphical nature. This will enhance the
Other relevant points in relation to signage appearance of the centre by providing additional
in the police include:
visual interest to the façade.
Discretion required
 Signage be located on land to which they The graphic nature of the signage (it will not

relate, and only advertising
incorporate for example, detailed text, phone
goods/serviced relate to the land use of
numbers, or lewd material) will not present any
the site.
hazards to vehicles or pedestrians as it will not
require ‘concentration’.
Signage should be integrated with
building design.
The sign has been integrated into the building
design, within a dedicated panel. The sign will not
 Not present a hazard to vehicles or
pedestrians.
Under the policy, a wall sign is one
attached to an external face of a building.
incorporate any flashing or chasing lights.
Illumination will likely be provided by appropriate
floodlights, however this level of detail has not yet
been finalised.
Other indicated signage in the development plans
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23
DOCUMENT
NOTE
Such signs are limited to a maximum of
does not form part of this application.
COMPLIANCE
25% of the façade, should not extend
beyond the top or bottom of the relevant
There are no residences which front the signage.
wall, and not obscure architectural detail.
All nearby residents back on to Whitfords Avenue,
with those further to the north on Dampier Avenue
having an east-west perspective, not south to the
signage. There are also no residents which have
a direct perspective over Whitfords West Park
towards the proposed sign.
Consequently, there is no ability to impact any
existing residential amenity as a result of the sign.
Local Commercial Strategy
The City’s new LCS was finalised in late
The centre improvement will result in an
incremental increase in floorspace, which is well
below the amount of floorspace that the City’s
2013.
LCS has outlined as sustainable
The strategy suggests retail development
Consistent with SPP4.2, the development can
in City of Joondalup needs to meet
proceed in the absence of a structure plan and a
demand arising significant population
retail sustainability assessment as it does not
growth anticipated for the north-west
constitute major development.
region (Joondalup, Wanneroo, and north
Stirling). The City of Joondalup has very
Wider issues such as land use diversity will be
low employment self-sufficiency, with an
resolved as part of the activity centre structure
aim to increase this from 46.5 to 60%.
plan process, which is currently at SAT.
The ‘employment gap’ at Whitford City is
In accordance with SPP4.2, it is not reasonable
estimated at 2,597 jobs – i.e. this amount
for minor development to be burdened with
of jobs is required in this location to reach
resolving strategic issues which take significant

the employment self-sufficiency goal. This time to address. It is more appropriate for minor
is slightly over 10% of the 20,000 job gap
developments to be able to occur in the interim.
in the municipality.
The strategy outlined that Whitford City
can accommodate another 15-25,000sq.m
of retail NLA sustainably, however also
notes the need to address land use
diversity as the centre expands.
24
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5
Recommendation and Conclusion
The proposed Westfield Whitford City centre improvement will enhance the amenity of the centre through:

An expansion and improvement to the existing Coles box, through additional architectural expression,
and a shift to a new, enclosed loading dock.

The establishment of ‘North-East Promenade’ to provide an improved casual dining and events
experience that the existing piazza has not achieved.

An improved frontage of the centre to Whitfords Avenue.
The centre improvement will allow for short term benefits to the viability and internal function of the centre
while a resolution is sought for the finalisation of the Whitford Activity Centre Structure Plan. It is critical
that the centre’s offering is able to evolve and adapt in response to retail trends, and the redevelopment
of other centres.
The centre improvement is in the interests of orderly and properly planning in that:

It does not constitute major development, and therefore can proceed in the absence of an activity
centre structure as per SPP4.2.

The improved centre will provide parking in excess of the new minimums that will be established
following DPS2 Amendment No. 65.

The development takes place largely within the existing centre footprint, and is proposed to
contain/continue to contain a range of uses consistent with those expected of a Secondary Centre.

The centre’s incremental expansion will still place it well below the floorspace amount that the City’s
Local Commercial Strategy has identified as sustainable.
It is therefore respectfully requested that the City recommend to the North-West Joint Development
Assessment Panel that the centre improvement application be approved subject to fair and reasonable
conditions.
It is suggested that the following matters be conditioned as part of any approval:

Preparation of a refuse management plan.

Preparation of a construction management plan.

Lodging of detail landscaping plans, and resolution of how landscaping treatments in the road reserve
will be achieved.

Appropriate screening and location of external building plant to minimise noise and visual impacts.
Scentre Group Limited and Urbis look forward to working with the City in its assessment of the centre
improvement application.
URBIS
RECOMMENDATION AND CONCLUSION
25
Disclaimer
This report is dated July 2014 and incorporates information and events up to that date only and excludes
any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s
(Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of
Scentre Group Limited (Instructing Party) for the purpose of DA Report (Purpose) and not for any other
purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether
direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose
other than the Purpose, and to any other person which relies or purports to rely on this report for any
purpose whatsoever (including the Purpose).
In preparing this report, Urbis was required to make judgements which may be affected by unforeseen
future events, the likelihood and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or associated with this report are
made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon
which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among
other things, on the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents in a language other than English, which
Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such
translations and disclaims any liability for any statement or opinion made in this report being inaccurate or
incomplete arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not
responsible for determining the completeness or accuracy of information provided to it. Urbis (including its
officers and personnel) is not liable for any errors or omissions, including in information provided by the
Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are
not made by Urbis recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis and the statements and opinions
given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and
not misleading, subject to the limitations above.
26
DISCLAIMER
URBIS
Appendix A
URBIS
Development Plans
APPENDICES
Appendix B
APPENDICES
Certificates of Title
URBIS
Appendix C
URBIS
Transport Impact Assessment
APPENDICES
Appendix D
APPENDICES
Environmental Noise Assessment
URBIS
Sydney
Brisbane
Level 23/201, Sussex St
Sydney, NSW 2000
Tel: +61 2 8233 9900
Fax: +61 2 8233 9966
Level 7, 123 Albert Street
Brisbane, QLD 4000
Tel: +61 7 3007 3800
Fax: +61 7 3007 3811
Melbourne
Perth
Level 12, 120 Collins Street
Melbourne, VIC 3000
Tel: +61 3 8663 4888
Fax: +61 3 8663 4999
Level 1, 55 St Georges Terrace
Perth, WA 6000
Tel: +61 8 9346 0500
Fax: +61 8 9221 1779
Australia Asia Middle East
www.urbis.com.au
[email protected]
•
•

Whitford DA Report - City of Joondalup

Transcription

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