City of cockburn
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| part of a regionally significant wetland system in regard to the saline influenced vegetation associations;
part of a Nationally and Internationally significant wetland system in regard to the calcite and dolomite muds and the mineralisation processes occurring within the wetlands; the wetlands are likely to be visited by birds protected. The heteroform vegetation complexes within the wetland contain Melaleuca rhaphiophylla, M.cuticularis, Suaeda australis, Juncus kraussii and Gahnia grifica; The wetland also provides a visual amenity of remnant vegetation and seasonal open water. In light of the assessment it is considered that a 50m buffer to minimise the risk of weed invasion and protection of bird habitat, and a 10 – 50m buffer to improve aesthetics and as a barrier against inappropriate values of the wetland is required. However, if these buffer distances are to be reduced in the development, the proponent should prepare and implement comprehensive planning and environmental protection strategies and methods to minimise the risk to the wetland from the proposed development. Notwithstanding this, it is recommended that the alignment of the entry road off Troode Street be modified as the current plan provides no buffer. The minimum acceptable would be for this section of the road to be moved in an easterly direction so as to be in line with the southern portion of the road. The road reserve width should also be reduced to 13m marginally increasing the width of the buffer. It is recommended the environmental assessment will be made available to the proponents, and the Structure Plan and report be amended subject to further consideration by the proponent to demonstrate that the development will achieve the desired environmental merits. The Structure Plan and report will also need to be reviewed and amended accordingly to address other planning issues such as road network, laneway development, POS provision and drainage issues etc. in consultation, and to the satisfaction of the Director, Planning and Development before the proposal be advertised for public comments. It is recommended that TPS3 amendment for Lot 501 Troode Street, Munster be initiated by Council and referred to the EPA together with the Structure Plan and report to ensure that sufficient information be provided to enable the EPA to set the appropriate level of assessment. The advertising of the Structure Plan is to be undertaken at the same time as the advertising of the Amendment No. 9 to TPS3, with the closing date for public submissions being the same. During the advertising period, the Structure Plan and reports will be assessed in detail and form the basis of a report to Council. At the conclusion of the public comment period for both Amendment No.9 and the Structure Plan, Council Planning officers will provide a combined set of comments and recommendations to Council based on the internal assessment from Council officers and submissions received from the public and agencies. Strategic Plan/Policy Implications The Corporate Strategic Plan Key Result Areas which apply to this item are:- 1. Managing Your City
2. Planning Your City
3. Conserving and Improving Your Environment
4. Facilitating the needs of Your Community
The Planning Policies which apply to this item are:- SPD1 Bushland conservation Policy SPD5 Wetland Conservation Policy APD4 Public Open Space APD20 Design Principles for Incorporating Natural Management Areas Including Wetlands and Bushlands in Open Space and / or Drainage Areas APD26 Control Measures for Protecting Water Resources in Receiving Environments Budget/Financial Implications N/A Legal Implications The provisions of TPS No.3 Metropolitan Region Scheme Community Consultation To be undertaken as part of the Amendment process. Implications of Section 3.18(3) Local Government Act, 1995 Nil. 14.8
Background
This report concerns a proposed structure plan prepared by Roberts Day Group on behalf of Australand Holdings for land located within the Success Lakes Development Area – DA8 (Refer to Agenda attachments). The Structure Plan was submitted in June 2003 for consideration. Officers, acting under the delegated authority of Council (APD 42), determined that the proposal was suitable to be advertised for public comment. Submission The submitted Structure Plan was prepared for Lot 1 Hammond Road, Success, which is one of the landholdings backing onto the Beeliar Regional Park. The subject land is approximately 14 hectares and comprises two parcels of land separated by the Hammond Road realignment. The structure plan area is mainly coded R20, with two R30 residential areas located close to the proposed Public Open Space (POS) at the southern western portion of the land adjoining with a Resource Enhancement wetland, known as Lake Copulup. The structure plan proposal was advertised for public comment for a period of 28 days, and concluded on 8 August 2003. Owners of property near the subject land and various agencies and servicing authorities were invited to comment by letter. The local newspapers circulating in the locality carried advertisements of the proposal. A total of seven submissions were received including comments from WAPC, DPI, WRC, Water Corporation, Alinta Gas, and CALM. A Schedule of Submissions and the recommended responses is included in the Agenda attachments. Report The proposed Local Structure Plan is consistent with the endorsed Southern Suburbs District Structure Plan (stage 1) and generally meets most planning criteria for a proposal of this type. There are however two outstanding issues that require further consideration. These are as follows. 1. Lake Copulup The south-western corner of Lot 1 Hammond Road contains portion of the wetland known as Lake Copulup, which covers a total area of approximately 3.5ha and is spread over four separate titles: Lot 1 Hammond Road, Pt Lot 458 (Parkwind Holdings) and Pt Lot 458 (Australand Holdings) to the south, and the Thomson’s Lake Nature Reserve further west. The Water and Rivers Commission has classified the lake as a sumpland with an assigned management category of “Resource Enhancement”. The advice from Water Corporation (Submission No 2) indicates that this area is required for the future Russell Road Buffer Lake (RRBL). The purpose of the RRBL is to accommodate regional drainage so that detrimental impacts upon Thomsons Lake from stormwater runoff from urban development are minimised. The RRBL is to be constructed in accordance with the requirements of the South Jandakot Drainage Management Plan 1990 and the Environmental Management Programme for the South Jandakot Drainage Management Scheme 1991, as well as Southern Suburbs District Structure Planning Area: Russell Road Arterial Drain Scheme prepared by David Wills and Associates(DWA). The Structure Plan has taken into account the role of Lake Copulup as a regional drainage facility. It indicates approximately 1 ha wetland set aside for drainage purposes and treated as a deduction from the POS contribution calculation. Public Open Space was proposed adjoining the Buffer Lake incorporating the 50m buffer as required by DEP and WRC for the Resource Enhancement category wetland. The Structure Plan also indicates that the Water Corporation’s bypass drainage channel is planned to be located along the north eastern side of Lake Copulup within the proposed POS. The difficulty in assessing the proposal is that the extent of land required for the RRBL is not yet known as no design has been finalised by the Water Corporation. The comments from Water Corporation states that the area required for the future Russell Road Buffer Lake will be dependent on the Water Corporation’s review of the alternative drainage management strategy to the 1990 South Jandakot Drainage Management Plan and the outcome of the review is Southern Suburbs District Structure Planning Area: Russell Road Arterial Drain Scheme, which was adopted by Council in May 2003. The DWA drainage strategy was referred to DEP on 4 August 2003. Following its approval by the DEP, a detailed analysis is to be done by Water Corporation to finalise the Buffer Lake design and to determine the precise location of the drainage bypass. Therefore it is not possible, at this stage, to endorse the proposal in the way it delineates the land requirements for the future RRBL, bypass channel and POS area until the RRBL design is finalised. Furthermore, Officers do not support the bypass channel being located within the POS area given that the bypass channel is an integral part of the regional drainage system and should be managed and maintained by the Water Corporation. WRC also provided comments on Lake Copulup regarding wetland boundary and buffers, wetlands/drainage management Plan and potential nuisance-insects problems (submission No 3). The comments also indicate that there should be no direct stormwater flow into Lake Copulup. However, it appears that the comments do not fully account for the future role of Lake Copulup as a regional drainage facility and the Water Corporation will be the responsible authority for its design, construction and management. It is therefore necessary that the proponent undertake further consultation with the Water Corporation, DEP and WRC to achieve a consistent inter-departmental position on the Buffer Lake design issues and amend the Structure Plan and report accordingly to the satisfaction of the City. It is also considered that the DEP should urgently consider the DWA drainage strategy and work with Water Corporation, WRC, the City and consultancies to finalise the RRBL design requirements. 2. Public Open Space (POS) Although the POS Schedule shows that a total area of approximately 1.4776ha of Public Open Space (12.3%) is proposed within the Structure Plan area, there remain a number of issues that require further consideration regarding this POS provision and calculation methods applied (Submission No 1). These are as follows:
The Structure Plan shows that a 0.99ha separate lot is to be created for future Hammond Road realignment acquisition, and deducted from the POS calculation. The area of the lot is slightly different from ORR reservation boundaries as shown on WAPC MRS Clause 42 Certificate N.74102 comprising an approximate area of 0.9082 ha. This should be clarified in the Structure Plan Report, subject to detailed survey.
The subject land comprises a 0.2528 lot being the balance of the land between the existing Hammond Road reserve and Hammond Road Realignment reserve. The Structure Plan indicates that the balance lot is to be excluded from this proposal and deducted from the POS provision. This is not considered acceptable given that the land is not included in any other local structure plan prepared for the adjoining properties and it should be addressed as part of this Structure Plan to satisfy the 10% POS requirement.
The Structure Plan and POS Schedule indicates the use of temporary drainage swales (to accommodate the interim overflow before the Water Corporation’s drainage outlet being constructed) in the POS area with 100% credits being sought. The extent of the temporary drainage swales should be stated and the area shown on the Structure Plan. The use of open space for temporary drainage would only be acceptable if the area required does not adversely impact on the overall useability of the open space area for recreation purposes and there is some agreement in place that the drainage area will be suitably remediated once the permanent drainage area is established.
The provision and calculation of the POS will be affected by the design and land requirements of future RRBL and the location of the bypass channel as previously discussed. It is also noted that the POS and drainage area shown in the Structure Plan are inconsistent with the POS Schedule. It is therefore required that the Structure Plan and POS Schedule be amended to appropriately address the above issues and detail the exact areas proposed for the open space, the respective vesting arrangements and accreditation being sought, as well as the Buffer Lake land requirements in consultation with the Water Corporation and relevant environmental referral agencies. Other issues Other issues raised in the submissions include dual use path, accessibility to community facilities, road network and traffic study, Beeliar Regional Park interface, groundwater level, midge buffer, fire management etc. These issues are detailed in the schedule of submissions. It is considered that these issues can be appropriately addressed through the Structure Plan approval and subdivision process. Summary The format, rationale and content of the proposed Structure Plan generally addresses the Western Australian Planning Commission’s policies and meets Council’s Town Planning Scheme No3 requirements for a proposal of this type. However, the finalisation of RRBL design is a major issue that needs to be resolved and its determination could have a significant impact on the POS provision and development layout. It is there recommended that Council not adopt the Structure Plan until such time as the RRBL design has been finalised by Water Corporation and the Structure Plan and report has been amended accordingly together with other recommended modifications. There is a pressing need to complete the RRBL design to facilitate the urban development in this area (including Pt Lot 458), and therefore the proponent should undertake further consultation with the Water Corporation, DEP and WRC to expedite finalisation of the RRBL design requirements. Strategic Plan/Policy Implications The Corporate Strategic Plan Key Result Areas which apply to this item are:- Planning Your City
Conserving and Improving Your Environment
Facilitating the needs of Your Community
Maintaining Your Community Facilities
The Planning Policies which apply to this item are:- SPD1 Bushland conservation Policy SPD3 Native Fauna Protection SPD5 Wetland Conservation Policy
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