11.2 Sustainable Development · 2017. 4. 6. · Flood: RPS Environment not permitted. Please...
Transcript of 11.2 Sustainable Development · 2017. 4. 6. · Flood: RPS Environment not permitted. Please...
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SHIRE OF AUGUSTA MARGARET RIVER ORDINARY COUNCIL MEETING 12 APRIL 2017
11.2 Sustainable Development 11.2.1 IN PRINCIPLE SCHEME AMENDMENT – LOT 632
WALLCLIFFE ROAD, MARGARET RIVER
Attachment 1 – Structure Plan
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632
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5003
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104
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4947
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1002155
WALLCLIFF
E ROAD
KARR
ILO
OP
MANSFIELD AV
3799 m²
1.08 ha
2871 m²
3645 m²
1228 m²
1337 m²
2474 m²3074 m²2586 m²
1812 m²
1070 m²
1369 m²
1674 m²
1617 m²
14558 m²
7721 m²
6635 m² 5558 m²
2663 m²
2532 m²
2356 m²
1794 m²
1617 m²
2746 m²
2525 m²
2560 m²
3039 m²3156 m²
3123 m²
2711 m²
9288 m²
8
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1682 m²
12
P.O.S.
P.O.S.
P.O.S.
1615 m²3
1239 m²P.O.S.
2440 m²31
19.32 ha25
Note:
All Lot Numbers, Dimensions and Areas areapproximate only, and are subject to surveyand Council approval.
Dimensions have been rounded to thenearest 0.1 metres.
The boundaries shown on this plan shouldnot be used for final detailed engineersdesign.
Source Information:
Site boundaries: LandgateAdjoining information: LandgateContours: LandgateEnvironment constraints: EcosystemsSolutions, 2016Flood: RPS Environment
not permitted. Please contact the author.Unauthorised reproduction or amendment
COPYRIGHT PROTECTS THIS PLANC +61 8 9211 1111 +61 8 9211 1122
PO Box 170, West Perth WA 6872.
Level 2, 27-31 Troode Street West Perth, WA, Australia, 6005
ACN 140 292 762ABN 44 140 292 762
TFW
RPS Australia East Pty Ltd
rpsgroup.com.au
JJ ARCHIBALD & CO.LOT 632 WALLCLIFFE RD
MARGARET RIVER
PRELIMINARYCONCEPT PLAN
132630 D
LegendSubject Site BoundaryCadastreCarriagewaysLotsBushfire BAL 29 limitPublic Open Space21m Building Protection ZoneBuilding EnvelopePotential Flood Prone AreaWaterwaysEmergency Access Way (8m reserve)Potential Significant TreeSignificant Fauna - Quinda signsSignificant Fauna - Other
SHIRE OF AUGUSTA - MARGARET RIVER
Formalise accessthrough reserve to
Wallcliffe Road
Tourist DevelopmentB&B or guest house located
within Building Envelope
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SHIRE OF AUGUSTA MARGARET RIVER ORDINARY COUNCIL MEETING 12 APRIL 2017
11.2 Sustainable Development 11.2.2 SCHEME AMENDMENT 51 AND RELATED STRUCTURE
PLAN FOR FINAL APPROVAL – DEVON DRIVE, MARGARET RIVER
Attachment 1 – Proposed Structure Plan
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55
40
58
40
40
36
36
40
2.00ha
392 1.00ha
391
58
COMMON PROPERTY 1108m²
29
45
51
16
37
371
9690m²
40
50
50
40
9620m²
372
373.0060ha
50
40
373
9642m²
50
40
63
343
352
1238
353
36
42 41
9
37
13
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26
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30
13
29 21 18
27
30
23.7
subject to final survey.All areas and dimensions shown on this drawing are
this drawing.person acting on any visual impression gained from for any loss or damage which may be sustained by any Liability is expressly disclaimed by Halsall & Associates
The right is reserved to change the plan at any time.disclaim any responsiblity for any errors or omissions. associated with the proposed property development this document by Halsall & Associates, all parties Although care has been taken on the compilation of
part thereof) of any kind whatsoever.constitute an invitation, agreement or contract (or any meeting client specifications. The drawing does not This concept has been prepared for the purpose of
LEGEND
ORIGINAL LANDHOLDING
N
371238
343
352
353
36 392 391
63
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PLAN NOTATIONS
PROPOSED BUILDING ENVELOPE
PROPOSED BOUNDARY
PROPOSED VEGETATION SCREEN
EXISTING BUILDING / STRUCTURE
COMMON PROPERTY
ACCESS TO EMERGENCY ACCESSWAY
in accordance with AS3959.
require construction to a higher standard
designated bush fire prone area and will
Construction of future dwellings is in a
the Fire Management Plan;
The implementation of the relevant stage of
No. 1:
addition to the provisions of Local Planning Scheme
All development shall comply with the following in
of the Fire Management Plan.
Requires implementation of the relevant stage
in Devon Drive;
Require a contribution towards infrastructure
which:
Planning Commission that conditions are applied
will recommend to the Western Australian
At the subdivision approval stage, the Council
Subdivision RequirementsA.
B. Development Requirements
PROPOSED STRUCTURE PLAN BOUNDARY
EXISTING OUTBUILDING
EXISTING RESIDENCE
ACCESSWAY
TO EMERGENCY
THROUGH ACCESS
DE
VO
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DRIV
E
Scale:
Date:
Revision No:
Title:
B
1:1,500@A3
land development & visuals0408 820 001
150
metres
30 45 60
DE
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RIV
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DECEMBER 2016
LOTS 37, 391 & 392 DEVON DRIVE, MARGARET RIVER
STRUCTURE PLAN
102.5
135
14180
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84.1
108.3
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SHIRE OF AUGUSTA MARGARET RIVER ORDINARY COUNCIL MEETING 12 APRIL 2017
11.2 Sustainable Development 11.2.2 SCHEME AMENDMENT 44 AND ASSOCIATED
STRUCTURE PLAN FOR FINAL APPROVAL
Attachment 1 – Structure Plan Attachment 2 – Schedule of Submissions
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1035
1002 1003
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R47049
BU
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WA
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R5/10R5/10R5/10R5/10
R5/10
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940 28
25
3069m²
3069m²
3064m²
2753m²
5044m²
5987m²
5525m²
2710m²
2790m²
2772m²
3079m²
2969m²
2051m²
2078m²
2023m²
2016m²
2533m²
2290m²2246m²
2482m²2391m²
4018m²
4940m²
7408m²
5155m²
4015m²
4043m²
5340m²
2329m²
2460m²
2376m²
2247m²
2075m²
2073m²
2026m²
2023m²
2013m²
2101m²
2222m²
15
15m ROAD RESERVE
3513m²
41
93
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951
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3256m²
35
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93
LOT 1003
PENDING CONNECTION VIA
TEMPORARY ROAD ACCESS,
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DRAWN
PLANNER
REVISION
PLAN No
DATE
SCALE
CLIENT
LEGEND
DateRevision Item
A
APPLICATION BOUNDARY
ABN: A: W:
T: M: E: (08) 9757 1330 I 0413 611 725 I [email protected]
315 363 00411 I PO Box 1713, Margaret River, WA 6285 I aholaplanning.com.au
NOTE:
Lot 122 Bussell Highway, WITCHCLIFFE
20 40 60
LANDSCAPE BUFFER RESERVES
RESIDENTIAL R5 (>2000m²)
ZONES
RESIDENTIAL R2.5 (>4000m²)
LOCAL STRUCTURE PLAN No. 1
Initial Issue4/4/16
to final survey calculations.
Areas and dimensions shown are subject
Surveying
Base Data supplied by Landgate / Leeuwin
SETBACK LINE (RAILS TO TRAILS)
30m REAR BOUNDARY DEVELOPMENT
(BUSSELL HIGHWAY)
40m DEVELOPMENT SETBACK LINE
BOUNDARY ON ADJOINING LOT 121
40m BUILDING SETBACK LINE TO VEGETATION
PROPOSED FIRE FIGHTING TANK RESERVE
EXISTING BUILDING TO BE DEMOLISHED
d EXISTING VEGETATION
REFERENCED IN SUBDIVISION CONDITION 2.l)
LOCATION OF POTENTIAL SIGNIFICANT TREES (AS
PARKS AND RECREATION
80m
B 25/7/16 Adjust Lots / Road Alignments
B.L
G.A
C
00005-2-001
10 October 2016
A3@1:2,000
Tulip Holdings Pty Ltd
C 10/10/16 Add note to Wadandi Trail
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
Private Submissions 1. Support
Krisdan Holdings PO Box 117 Mt Hawthorn Affected Property Lot 1035 Bussell Highway, WItchcliffe
Supports the amendment. Noted No changes to the proposal are necessary.
2. Indifferent L & R Pathe PO Box 1464, Margaret River
1. General concern regarding the water situation in Witchcliffe.
2. Before anymore subdivisions are approved Scheme water needs to be available.
3. Concerned with parking at Redgate Beach.
4. More people that move to Witchcliffe the more dangerous the parking situation becomes.
- Concerns and comments are noted.
- The DoW have been consulted on the proposal and have confirmed that water supply and wastewater management could be adequately managed by the Council. A geotechnical report confirm that the majority of the site is suitable for conventional on site servicing.
- Comments are noted, but the parking situation at Redgate Beach is not a consideration of the proposal.
No changes to the proposal are necessary.
Government Agencies a. Telstra No objections. Noted. No changes to the
proposal are necessary.
b. Department of Environment and Regulation
No comments on this matter. Noted. No changes to the proposal are necessary.
c. Department of Agriculture and Food
No objections. Noted. No changes to the proposal are
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
necessary.
d. State Heritage Office No objections. Noted. No changes to the proposal are necessary.
e. Department of Aboriginal Affairs
1. No reported Aboriginal sites or Aboriginal heritage places within the area specified.
2. Recommend the Shire takes into consideration DAA’s Aboriginal heritage Due Diligence Guidelines when planning specific developments associated with this proposal.
Noted. No changes to the proposal are necessary.
f. Water Corporation No comments as there are no water or wastewater services to the town of Witchcliffe.
Noted. No changes to the proposal are necessary.
g. Department of Water 1. November 2015 DoW provided preliminary guidance on water resource aspects of this proposal.
2. DoW advised neither a Local Water Management Strategy nor Urban Water Management Plan was required.
3. DoW’s view is that the water resource consideration for water supply and wastewater management could be adequately managed by the Shire applying existing policies and delegated powers of approval.
4. Stormwater management can be managed through the professional assessment of detailed engineering drawings.
5. DoW recommends to the proponent: a. Stormwater systems are designed
Comments are noted, and have been discussed with the Shires Environmental Health Officer. The Shires officers have recommended that the preferred option is to deal with waste water systems on a site by site basis at the development stage, rather than inhibit sites to only be allowing an ATU system.
No changes to the proposal are necessary.
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
in accordance with the ‘Decision process for stormwater management in WA (DoW 2009)’ and ‘Stormwater management manual for WA (DoW 2007-09)’
b. Additional groundwater monitoring to be undertaken to determine post plantation groundwater regime, to prove required vertical separations can be met as outlined in Draft Country Sewerage Policy.
c. ATU systems to be used. d. The Shire is to ensure it is able to
resource the administrative requirements for regulating the on-going servicing of ATU systems and determines how the risk of cumulative impacts from significant number of on-site effluent systems over the entire Witchcliffe area will be assessed and reported to relevant agencies prior to approval/clearance of lots over 2000m².
Scheme Amendment 6. The amendment can process at low
risk to water resource management, however makes the following: a. Respect to the ‘Provision of
sustainable on-site servicing options that considers re-use of greywater’, DoW asks that the Shire notes the above points 5 c &
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
d, in context of the preferred use of ATUs and the commensurate regulations.
b. In respect to the ‘Preparation of detailed bushfire management planning providing acceptable mitigation of risk from threat of wild fire without compromising the integrity of areas of remnant vegetation’ planning should be cognisant of the need to also consider environmental protection of enhances landscapes.
Structure Plan 7. DoW is satisfied that the preparation
and implementation of a ‘Stormwater Management Strategy’ at subdivision, to the satisfaction of the local government as per ‘proposed Local Structure Plan’ (s.4.2 1(i), p. 12), will ensure that water resource aspects of the proposal area adequately addressed.
8. Should be noted that the structure plan refers to the ‘State Government Draft Country Sewerage Policy, DoH 2003, which is in the process of being superseded.
9. DoW recommends that the section of the structure plan be reviewed to ensure alignment and be consistent with the principles and provisions of the new (draft) ‘Government Sewerage Policy’.
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
h. Department of Health 1. Revised comments have been
provided. The documentation provided is sufficient for the Department for Health approval of the amendment.
Noted. No changes to the proposal are necessary.
i. Main Roads 1. No objection in principle. 2. Lot 122 has 2 accesses to Bussell
Highway, it is requested that both are decommissioned, fenced and road verge reinstated to Main Roads standards.
3. Proposal is for an Emergency Access Way (EAW) to connect through to northern site Lot 1035 Rowe Road to provide emergency access to Bussell Highway.
4. Main Roads is prepared to agree to a temporary crossover being upgraded to Main Roads standard and the Shire entering into a legal agreement with Main Roads to decommission the EAW once the secondary access to the development to the south.
5. A suitable condition be included in the statutory provisions of the Structure Plan to reflect this.
6. The intersection of Rowe Road West
and Bussell Highway is to be upgraded constructed to Main Roads standards, this includes a left and right turn treatment and right side widening along the highway.
- Noted. - The applicant agrees with the
decommissioning of the access.
- Noted.
- The applicant has advised that the standard of the EAW has already been constructed and is to a sufficient standard. A provision will be added to the Structure Plan that requires a bond to be held to secure the works to decommission the crossover upon completion of the development south (Lot 2 Redgate Road).
- Require a condition on the
Structure Plan for the upgrading of Rowe Road intersection onto Bussell Highway, given the expected traffic volumes.
Adding Main Roads comments as conditions of the Structure Plan or adding notations, whichever is appropriate.
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
7. It is noted that the intersection works
for Rowe Road West, associated with the subdivision of Lot 1035 is being progressed. Following a review of the Service Report, Main Roads with the advice in relation to the required right-turn treatment for the intersection, that the design specifications outlined in the ‘ultimate scenario’ would apply to this development at the subdivisions stage, given the combined/projected traffic volumes.
8. It is requested that a suitable provision be included in the amendment provisions to reflect this.
9. It is advised that the WAPC will impose a Section 150 covenant to those lots fronting the highway to minimise potential vehicle conflicts to occur. It is requested that a suitable condition be included in the statutory provisions to reflect this.
- Noted.
- Provision to Structure Plan to
be provided.
- Require a condition / notation on the Structure Plan indicating there are to be no access’s created onto Bussell Highway.
j. Department of Parks and Wildlife
1. Lot 122 contains and area of open woodland, consisting of Marri and Jarrah trees within the western portion on the proposed Residential R2.5 zone, and some scattered large trees within the other areas.
2. The survey identified 20 habitat trees. 3. The western boundary is adjacent to
Lot 121 with is subject to a Parks and
- Noted.
- Noted. - Noted
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
Wildlife nature conservation covenant to protect and manage the sites biodiversity values.
4. The SP should include a provision referring to the Section 70A requirements and protection and management of the habitat trees.
5. The SP indicates that building envelopes for proposed lots 26, 27 and 28 are within close proximity to habitat trees. The building envelopes for proposed lots are 7408m², 5155m² and 4015m². It is considered that these envelopes could be reduced to provide a larger buffer to the habitat trees.
6. The BMP refers to a BAL 19 and depicts a 40 metre building setback line adjacent to Lot 121 native vegetation which would be considered an extreme bushfire hazard.
7. Given the extreme bushfire hazard of adjacent Lot 121 in addition to the 40 metre building setback line, the dwellings within the lots on the western portion of Lot 122 be required to be constructed to a BAL 29 standard.
8. Lot 121 conservation covenant
includes restrictions related to dogs and cats being within the property. Give the close proximity, and to
- Structure Plan already includes a provision for a Section 70A to notify landowners of the habitat trees.
- The building envelopes for Lot 26 – 28 are not as large as DPaW has stated, this is the total areas of the lots. The sizes of the building envelopes are considered appropriate.
- Noted.
- The Bushfire Management Plan (2016) rates the western lots adjacent to Lot 121 as a BAL 12.5, a lower rating than a BAL 29. No changes to the Structure Plan are necessary.
- A notation to Structure Plan is to be added that states no cats are permitted.
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SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1
Lot 122 Bussell Highway, Witchcliffe
SUB-MISSION
NO.
SUBMITTER (Name & Address)
SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION
protect the biodiversity values of Lot 121 measures should be put in place to restrict cats and dogs entering the adjacent conservation site.
9. Proposed Lot 30 abuts Lot 121 conservation site. It is recommended that a provision is added to the SP to that a fence on the western boundary is constructed to a suitable standard to restrict access from pets or grazing animals.
10. The application does not refer to Phytophthora dieback management. The SP should include a provision which requires a Dieback Management Plan to be prepared and implemented for design and construction of the Lot 122 road reserves to the satisfaction of Parks and Wildlife.
- A condition of the Structure Plan to require fencing on the western boundary of Lot 30 to a standard that restricts pets and grazing animals.
- Noted, but will be addressed as part of the stormwater management plan. No changes required.