A3 CITY OF BELMONT SCHEDULE OF SUBMISSIONS – DRAFT ... · CITY OF BELMONT . SCHEDULE OF...

CITY OF BELMONT SCHEDULE OF SUBMISSIONS – DRAFT DEVELOPMENT AREA 6 VISION AND IMPLEMENTATION STRATEGY

No. Name Description of Affected Property, Lot No., Street, etc. Resume of Submission Officer Recommendation

1. Mrs Margaret Elkington 101 Bulong Avenue Redcliffe WA 6104

101 Bulong Avenue, Redcliffe Served as community member for the DA6 Reference Group and believes that critical issues which were raised by members of the group have not been addressed properly. i. Closure of Brearley Avenue It is anticipated that the traffic will be diverted from Brearley Avenue to Coolgardie Avenue. The DA6 Vision report outlines that there will be an upgrade at the Great Eastern Highway and Coolgardie Avenue intersection, but it is not clear if this is before or after the closure of Brearley Avenue. The most sensible, cost effective, and thought out plan for Brearley Avenue’s future, was one which was introduced to the public on 19 November 2015 at the community forum organised by Ms G. Godfrey. This plan indicated only a partial closure of Brearley Avenue, leaving the primary access from the Great Eastern Highway, through Boulder Avenue, into Brearley Avenue, and First Street and then through to the proposed train station. ii. Road Network Given that the road network into and out of DA6 is critical, it is not acceptable that the DA6 Vision and Implementation Strategy states “Ultimate design of all streets to be determined as development occurs”. Minor roads are not expected to be designed at this stage, but the primary road network needs to be planned in advance. From the report, it is not clear what the primary road route in and out of DA6 is. iii. Densities The proposed high density area along Bulong Avenue, Central Avenue and Second street is deplorable. These three streets have been proposed for residential properties to be equal to/or less than 13 storeys high. Three streets, full of high rise buildings, of 13 stories will be completely out of place and will be a disgrace to Perth itself. iv. Open Space The proposed actual open space in the DA6 Vision and Implementation Strategy is not clear. The report states for the Public Domain, they will “Consider the opportunity for the Redcliffe Primary School playing fields to be utilised for

Partially uphold. i. The closure of Brearley Avenue has been a long mooted decision by Main Roads WA. Main Roads WA, as the responsible authority for Great Eastern Highway and the portion of Brearley Avenue that abuts Great Eastern Highway, do not support the retention of the Brearley Avenue/Great Eastern Highway intersection in any format. The continued operation of the intersection, even with a reduced number of lanes, will continue to cause congestion on Great Eastern Highway and the Tonkin Highway off-ramp, and will continue to contribute to the traffic safety issues at this intersection generally. A partial opening of Brearley Avenue will not only fail to address regional road network issues it will result in many of the open space outcomes for the local community being achieved. Whilst it might be to the perceived benefit of a few existing business owners in the short term, it would be to the dis-benefit of the greater majority. Moreover any landowner affected by the closure of Brearley Avenue will continue to have access to a constructed gazetted road. The intersection of Coolgardie Avenue and Great Eastern Highway does require an upgrade to incorporate dedicated right turn lanes to ensure the safety and efficiency of vehicles moving between Coolgardie Avenue and Great Eastern Highway. The State Government has verbally committed to an interim upgrade of the Coolgardie Avenue and Great Eastern Highway intersection. MRWA is liaising with the City of Belmont regarding a concept design with the view to finalise a design and complete the works prior to the closure of Brearley Avenue. ii. In regards to the road network for the area, this is done as part of the technical analysis undertaken at structure planning stage, whereby the design, hierarchy and function of the road and movement networks, including street design, traffic movements and traffic volumes, cycleways and footpaths etc. It is premature to undertake detailed analysis of the above matters as part

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community use”. It is unclear whether the primary school’s playing field is considered within the 2.1992 hectares proposed for parks and recreation for DA6. Nevertheless, sharing of the primary school’s playing field is completely unsatisfactory and must not be opened to the community for public use.

of a visioning exercise. iii. The distribution of density throughout the area will be based on proximity to key activity centres – with the highest densities focusing on the Airport West Station and Great Eastern Highway. The densities are likely to be graded down as the proximity to the centre and key infrastructure decreases. The Vision Plan does not show densities and the built form outcome is indicative only. Densities and built form will only be confirmed at the point in which the area is rezoned under the relevant planning scheme. The structure plan stage is when the allocation of density codes and specification of building heights will be confirmed and again tested with the local community through further consultation. iv. In terms of Redcliffe Primary School, it is noted that in CRG meetings held, discussions were had on considering multi-use of the school grounds given this can facilitate events and grow a sense of community. The school itself was also receptive to the idea. In the Draft Report and Implementation Strategy, it is documented that Redcliffe Primary School playing fields are to be utilised for community use as well as creating focal point for community and family gatherings. This is consistent with the previously adopted Vision Plan and Implementation Strategy.

The shared use of school ovals is commonplace throughout the Perth metropolitan area as it is a more efficient and effective use of open space resources and reduces maintenance burden for the particular school.

The usage patterns and availability of the open space area are agreed upon between the particular school, the Department of Education and the local government prior to the facilities being shared.

Initial discussions with the Department of Education and Redcliffe Primary School have been positive and there is potential that the school oval may be available for shared usage at some point in the future. The City considers this

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to be an excellent opportunity for all parties and will continue to pursue it as an option.

2. Honourable Samantha Rowe MLC Member for East Metropolitan Area Unit 6, 268 Belmont Avenue Cloverdale WA 6105

Nil Residents have reported a number of concerns and complaints in relation to the plans to redevelop the area. Those concerns are: i. Necessity of closing Brearley Avenue Residents remain confused about the necessity of closing Brearley Avenue in its entirety and residents are unsure if option of retaining access to Brearley Avenue from Great Eastern Highway to First Avenue was explored. ii. Road safety around Schools Increased traffic may result in streets becoming part of ‘rat runs’ and as such, traffic calming devices shall be installed. iii. Road safety at the Coolgardie Avenue and Great Eastern Highway intersection Will become a major entry point into DA6 and there are concerns about the impact of increased traffic at the intersection. iv. Increased traffic on Stanton Road and Epsom Avenue Residents are concerned about significant increases to traffic from residents and business owners and customers. v. Lack of public open space Believe there is not enough public open space and residents would like to see a greater area of parkland. vi. The phasing in of high density housing Residents are concerned whether or not existing dwellings and lifestyles in the area will be disadvantaged. Parking from potential multiple dwelling developments is a concern given already throughout Belmont; streets are filling with cars as multiple dwellings developments are built with inadequate parking for residents and their visitors. vii. The lack of weight given to recommendations of the Community Reference Group

Partially Uphold. The DA6 Vision Plan is a broad level strategic plan that is intended to set the scene for the future of an area that Council has earmarked as a key urban redevelopment precinct since 2003. Vision plans do not have the force of law nor rigidly imply ‘like for like’ implementation within an immediate timeframe. Vision plans are not intended to be implementation plans because they focus on the ‘big picture’ as a starting point for the contemplation of the most optimal strategic outcomes. i. Refer to Submission 1 i.. ii. In terms of road safety around schools within the area, the traffic modelling indicates that movements along Great Eastern Highway and through to the airport via Dunreath Drive will be greatly improved, which will reduce the motivation to use local roads. The project also proposes to redesign the local roads to ensure that vehicle speeds are reduced, further reducing motivation to use these streets as a ‘rat run’. iii. The traffic modelling undertaken indicates that the Coolgardie Avenue / Great Eastern Highway intersection will have a very poor level of service at 2021, and should be upgraded prior to this occurring. The State Government has verbally committed to an interim upgrade of the Coolgardie Avenue and Great Eastern Highway intersection. MRWA is liaising with the City of Belmont regarding a concept design with the view to finalise a design and complete the works prior to the closure of Brearley Avenue. The Vision Plan identifies that Coolgardie Avenue will have an important future role in providing access to the both the residential precinct of DA6 and Airport West Station. It is expected that upgrades would be required to

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Many residents do not feel that their suggestions have been given due consideration.

Coolgardie Avenue in order for it to function in the proposed manner. The extent of any upgrades will be dependent on technical analysis that is undertaken at the structure planning stage; however the expected works would include widening of the road carriageway, installation of traffic islands and other calming measures, installation of new footpaths, cycle-lanes, upgraded lighting and tree planting. There is therefore some likelihood that the existing Coolgardie Avenue road reserve at the Great Eastern Highway intersection would require widening to satisfy the road design widths outlined in Liveable Neighbourhoods. It should however be noted that any road widening would be predicated on the redevelopment and consolidation of adjoining properties in accordance with the Vision Plan, and subject to specific details regarding the implementation of the project. Should land be required from affected property owners, they will be compensated accordingly based on market value of the land – this will be determined at structure planning stage. iv. In regards to increased traffic on Stanton Road and Epsom Avenue, it is not considered that traffic on these roads will increase substantially as a result of the Brearley Avenue closure, but rather will increase over time as a result of the introduction of the railway station and increased development within the precinct. In any event, the City will continue to monitor traffic volumes along these streets to ensure that vehicle numbers do not exceed expectations and action can be taken if required. v. The proposed public open space network is conceptual only and is generally consistent with the amount of dedicated open space areas currently available to the local community.

The improvement of the open space network and the integration of the Southern Main Drain will ensure that all open space in the area is of a high quality and fit for a wide range of community purposes.

The next stages of design will provide further detail on the amount of open space, the retention of mature trees

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and the high quality design that will be proposed. vi. In regard to density and zoning through DA6, the distribution of density throughout the area will be based on proximity to key activity centres – with the highest densities focusing on the Airport West Station and Great Eastern Highway. The densities are likely to be graded down as the proximity to the centre decreases. No density is shown shown in the Vision Plan only indicative built form outcomes. Density will only be confirmed at the point in which the area is rezoned under the relevant planning scheme, however, substantial work will be put into exploring densities at the structure planning phase. vii. The project steering group facilitated a total of five meetings with the Community Reference Group, including an additional meeting requested by members of the CRG. At all times the project steering group and working group members listened to the feedback and input of reference group members and advised on technical matters and constraints where relevant. Several of the matters discussed at these meetings resulted in modifications to the draft Vision Plan prior to public advertising. The terms of reference for the CRG were clear that the CRG was not a decision making group. At the Ordinary Council Meeting held on 27 October 2015, as part of the report presented which recommended the adoption of the Draft LPP 14 ‘DA 6 – Vision Plan and Implementation Strategy’ for the purposes of initiating public advertising, details of the suggestions put forward by the CRG were noted and summarised. Minutes of meetings were confirmed after each meeting and are fully available on the City’s website.

3. Ray Seman Public Transport Authority Public Transport Authority Centre West Parade Perth WA 6000

Nil Support the objectives of the plan; however have concerns on two aspects of the draft policy and vision plan. i. Bus Operations PTA does not support the proposed bus layover bays

Comments on bus operations and building heights are noted. i. In regards to bus operations, it is not considered necessary to amend the Vision Plan regarding the bus

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integrated with the street network near the Plaza (identified on page 35 of the strategy). Page 37 refers to 7 bus stops and 2 layover bays; however the PTA’s reference design proposes 8 stops with 5 layover bays. ii. Building Heights Directly adjacent to the station, 13 storey building heights are proposed. The PTA advises there are specific load limits for buildings to be constructed on top of the proposed Forrestfield-Airport Link tunnels. The tunnels will not be able to directly support the load associated with a 13 storey building given their depth either side of the Airport West Station. Given the significant risks to the tunnel structures, the PTA does not support the current height limits/locations proposed in the vision plan and these should be amended.

layover area given this will form part of the station design that will be progressed by PTA and lodged as a development application with the City, and subsequently determined by DoP. ii. Noted and supported. While with the building heights directly adjacent to the proposed train station, similar to the above, the heights are only visionary at this stage and will be determined separately through development applications for those subject sites. As part of these applications, referrals to PTA will be required if development on top of the proposed Forrestfield Airport Link tunnels does occur. The Vision Plan is aspirational however and can be varied where appropriate as technical specifications / limitations arise.

4. Richard Foster 140 Coolgardie Avenue Redcliffe WA 6104

140 Coolgardie Avenue, Redcliffe Objects due to the following aspects not been addressed adequately: i. The closure of Brearley Avenue With a population increase in the area, access to the suburb from Great Eastern Highway is limited to one set of traffic lights at Coolgardie Avenue for right turn access and a few left turn 'slip roads'. Closing Brearley Avenue will only increase pressure on Coolgardie Avenue/First Street/Central Avenue to become the 'new rat runs' to the Airport. Brearley Avenue in a lesser form (than present) must be retained and should terminate at First Street ('T' junction or roundabout). This maintains and spreads an even flow of traffic into the DA6 area and ensures traffic will travel in both directions. ii. Public open space (POS) POS in the current DA6 Vision Plan seems to be allocated as ‘any land that cannot be built on, no matter what the degree of difficulty in accessing it is, will be deemed as public open space’. The primary school ovals and hard courts must not be used in calculations for POS. Expansion of the school population and the resultant enlarging of the school buildings footprint due to an increase in the overall population of DA6 will reduce the potential use of these ovals as POS.

Partially Uphold. i. & ii. Refer to Submission 1 Council recommendation in regards to the closure of Brearley Avenue and allocations of school ovals as POS within DA6. iii. In regards to the rezoning, the preparation, engagement, revision, endorsement and implementation of a comprehensive planning framework takes time to achieve. It is likely that the preparation of this planning framework would take a minimum of 12-18 months to achieve, and is more than likely to be in place by 2018. iv. With traffic modelling and upgrades to the existing road network, this will be further investigated at the structure planning stage as it is premature to undertake detailed analysis of these aspects as part of a visioning exercise.

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iii. Rezoning of properties City of Belmont staff and councilors have previously indicated that properties will be worth a 'fortune' when the Vision Plan is fully realised. Unfortunately the reverse is true; iv. Traffic modelling The modelling shows no local traffic movements within the Redcliffe portion of DA6 and relies on PTA modelling of traffic within the Perth Airport Estate with all the roads (within the Airport Estate) upgraded to suit their modelling. No mention of timeframe of upgrades to these roads has been provided. In addition, there is no traffic modelling done for internal local and access roads, increased bus movements nor a population increase.

5. Norman Walkerden Telstra Locked Bag 2525 Perth WA 6001

Nil No objection with no comments. Noted.

6. TPG on Behalf of Belmont Forum Shopping Centre Level 7, 182 St George’s Terrace Perth WA 6000

Nil Generally supportive of DA6, however want certain considerations to be included to limit any potential impacts on Belmont Forum Shopping Centre. While the landowners of Belmont Forum are supportive of the land uses, increase in population and general intent of DA6, concerns are held in regards to the potential for these commercial and retail sites to detract and undermine the significance of Belmont Forum. Landowners are of the belief that any major standalone retail development within DA6 has the ability to undermine Belmont Forum being a ‘Secondary Centre’ as per Statement of Planning Policy 4.2. As such, a request has been made that any subsequent planning documents relating to retail development within DA6 are accompanied by a Retail Sustainability Assessment (RSA) or equivalent, to determine the potential economic and related impacts of a significant retail expansion on the activity centre hierarchy in the area. In addition, have also requested that future retail developments

Partially uphold. The definition of a vision for an area permits the commencement of structure planning, which is where technical detail of how the vision can realistically be implemented is analysed and test. The technical analysis undertaken at structure planning stage takes into account all factors, including land use distribution and economic feasibility. It is premature to undertake detailed analysis of the matters mentioned in the submission as part of a visioning exercise. Structure planning will occur as the next stage and have statutory backing through the City’s local planning scheme and as part of that process, the possibility of limiting the size (NLA) for retail developments can be considered.

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within the DA6 area be limited to have a maximum of 1,000sqm Net Lettable Area (NLA) for retail, over any single tenancy.

7. Frank Kroll Water Corporation 629 Newcastle Street Leederville WA 6007

Nil Support. Clause 4.5 is strongly supported; in that subdivision is discouraged until a Structure Plan has been approved. Reticulated water and sewerage is currently available throughout the subject area, however due to the increase in development density, upgrading of the current system will be required to prevent existing customers being affected by the proposed development. Have provided a detailed strategic view on what servicing will be required for the Development Area.

Comments and expected servicing noted. Full analysis of the required upgrades to all services and utilities will be considered at the point of structure planning for the area.

8. ATCO Gas 81 Prinsep Road, Jandakot

Nil No objection. Owns Gas Assets and Mains within DA6. Requests early consultation with developers during the design and approvals stage and prior to any construction – includes work within road reserves. Location and protection of gas services infrastructure to be at applicant/developer cost.

Comments noted.

9. Belmont Community Group (BCG) Nil i. Closure of Brearley Ave Object to Brearley Avenue closure and level of consultation from the State Government. Retaining the Great Eastern Highway/Brearley Avenue intersection will assist residents to access their homes, prevent profit losses to businesses on the Highway and take pressure off Great Eastern Highway/Coolgardie Avenue intersection. ii. Traffic Issues - Stanton Road Concerned about the likely traffic increases on Stanton Road, in particular impacts to users surrounding St Maria Moretti Primary and Redcliffe Primary. iii. Coolgardie Avenue / Great Eastern Highway Intersection

Partially uphold. i. With closure of Brearley Avenue, refer to Submission 1 recommendation. Access will remain to a gazetted constructed road. Therefore the business will remain operable. It is spurious to suggest that a modified access route will impact on the profitability of the business. Notwithstanding that there are strong planning and traffic arguments in support of the closure of Brearley Avenue as it will ultimately deliver a better design outcome for the entire precinct and will ensure a safe and improved regional road network. ii. Traffic modelling undertaken on behalf of the project team and used for the Vision Plan does not demonstrate

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Great Eastern Highway/Coolgardie Avenue intersection is dangerous, as no right turn arrow; especially when it becomes the main entry point into DA6. The upgrade of this intersection must be completed prior to the Brearley Avenue closure. Alternative entry point or series of entry points into DA6 should be considered to alleviate pressure on Coolgardie Avenue. iv. Public Open Space Concerned with the amount of available public open space. As population will significantly increase, must ensure significant amount of quality public open space. v. Community Consultation Residents do not feel they have been meaningfully consulted. Some members of the DA6 Community Reference Group feel their suggestions have not been taken into consideration and that the CRG process was tokenistic. More community consultation (particularly with Coolgardie Avenue) wanted.

that vehicle movements on Stanton Road will exceed reasonable expectations for this road as a result of the closure of Brearley Avenue. The modelling does indicate, however, that traffic flows will increase as a result of the introduction of the railway station and increased development within the precinct. The City will continue to monitor traffic volumes along these streets to ensure that vehicle numbers do not exceed expectations and action can be taken if required. iii. Refer to response provided in Submission 2. The Vision Plan also intends for the majority of vehicles entering the commercial precinct to use the new interchange at Tonkin Highway and Boud Avenue/Dunreath Drive (for vehicles coming from the south, north and west) and Fauntleroy Avenue (for vehicles coming from the east) given this is presently designed for commercial traffic. It is expected that the use of these routes will be more desirable for the majority of vehicles accessing the train station and the commercial precinct given: • Fauntleroy Avenue is further east than

Coolgardie Avenue, meaning that Fauntleroy Avenue will be a more convenient access route than Coolgardie Avenue for vehicles accessing the area from the east.

• The use of Tonkin Highway, Boud Avenue and Dunreath Drive when accessing the precinct from the west and north will be significantly quicker given the higher traffic speeds (70km/h–100km/h) and continuous traffic flow from Tonkin Highway direct to the station. In contrast, commuter travel time will be influenced by two sets of traffic lights on Great Eastern Highway (Tonkin Highway off-ramp and Coolgardie Avenue) plus slower traffic speeds (max 60km/h) if access is taken via Great Eastern Highway and Coolgardie Avenue.

• Fauntleroy Avenue and Dunreath Drive can be designed to accommodate commercial vehicles and higher traffic speeds given the abutting land

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uses are commercial. iv. Refer to response provided in Submission 2. There is sufficient open space provided for within DA6 as a result of the closure of Brearley Avenue. There will be spaces such as Village Green, Station Plaza and Linear Park created within DA6 which will adequately provide sufficient amount of open space for the residents within the area. v. Consultation has taken place in the form of letters, newspaper advertisement, community open day and the formation of a Community Reference Group (CRG). Correspondence and dialogue with the CRG has been consistent with numerous meetings taking place. At these meetings, input and feedback has been provided by the CRG and the Project Working Group has considered and incorporated where deemed reasonable, the suggestions put forward. In regards to the comment that CRG suggestions were not taken on board, minutes of meetings are fully available on the City’s Project webpage. In response to the request for more consultation for Coolgardie Avenue residents, it is considered that the duration and type of consultation undertaken for this phase of the process has been appropriate. It should be noted that further consultation will be required for future stages of the DA6 process – including (but not limited to) design guidelines and development contribution plan.

10. Bella Scharfenstein 140 Coolgardie Avenue, Redcliffe

140 Coolgardie Avenue, Redcliffe i. Closure of Brearley Avenue

• No proven reason to completely close Brearley Avenue.

• MRWA traffic modelling did not address impact of traffic flow through DA6, if Brearley was closed.

• Residents demonstrated there would be no adverse impacts to traffic on GEH if Brearley Avenue was retained at GEH.

Alternative options below, which ensure businesses on GEH not impacted:

Partially Uphold. i. With closure of Brearley Avenue, refer to Submission 1 recommendation. The proposal to retain a portion of Brearley Avenue between Great Eastern Highway and First Avenue is not supported as: a)Retention of this portion of Brearley Avenue is considered to encourage motorists to rat run through the residential area to access the domestic airport;

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• Round-about at Brearley/Tonkin Highway off-ramp on GEH.

• Improvement to traffic flow. • Brearley remain open to First Street. Local traffic

only to enter Brearley from Tonkin off ramp, and exit left onto GEH from Brearley.

Traffic & Access

• Closure of Brearley will cause traffic issues (particularly in Coolgardie Avenue and First Street).

• Commercial developments at GEH/Brearley will have insufficient access.

• Emergency vehicles will have insufficient access into the area from GEH.

ii. Financial Fair Gain The land at the entrance to Brearley Avenue from GEH was previously earmarked for POS, which has now been misappropriated by Main Roads and City of Belmont for their financial gain. iii. Public Open Space

• Vision Plan is high density and houses have no backyards or gardens.

• POS reduced below 10% which is inadequate. • Areas included as POS which are overlooking a

highway and on an incline are inappropriate. • Location of POS inconvenient. • Government agencies should not participate in real

estate development, or sell land that is required for public health.

• Use of primary school playing fields proposed is inappropriate. This will encourage predatory behaviour, and there will be views from tall buildings which overlook the school.

• Landowner will have to sacrifice their land to provide for POS.

• Examples provided of other development areas in metropolitan Perth, and POS allocation.

b) Retention of this portion of Brearley Avenue will compromise the ability to deliver a high quality and sizeable portion of public open space and compromise the ability to redesign and integrate the Southern Main Drain within the public realm; c) Main Roads WA has advised that retention of the intersection of Great Eastern Highway and Brearley Avenue will compromise the efficiency of Great Eastern Highway and the associated exit ramps from Tonkin Highway, which is unacceptable from a traffic efficiency and safety perspective and is not supported by Main Roads as the responsible agency for Brearley Avenue; and d) Retention of a major road or section of Brearley Avenue and its intersection with Highway would not respond to comments/preference expressed by many at community workshops and open days through 2013 and 2015 to remove the barrier of the road and the volume of traffic and ad hoc parking associated with the domestic airport.

ii. Dismissed. The City of Belmont does not own any land within the Development Area 6 precinct and the Vision Plan does not suggest that the City will be selling or developing land.

The potential to develop surplus land within the Brearley Avenue reserve rests with the Western Australian State Government, as this land is Crown Land and is required to go through a highly regulated process prior to it being available for development.

This is an entirely common and appropriate outcome where redevelopment is proposed and surplus Crown land is available.

The Vision Plan identifies an appropriate level of Open Space for active and passive public use to meet the standards of the City and the State Government. The designs for this open space are being progressed by the City.

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• Active recreation: Primary School is only site which could accommodate, and this will be only outside school hours which is unfounded.

iv. Built Environment

• Building design proposed is devoid of technological innovation, water sensitivity and solar passive design.

• Not sympathetic to surrounding environment. • No concern for enhancing a sense of community. • Tall buildings will impact to breeze flows, raise

summer heat absorption, access to natural light in winter.

• No outdoor areas in the design, and this will exacerbate the issues with childhood obesity and diabetes. Space required for high energy activities.

v. Natural Environment

• Mature trees exist, and plans do not indicate their retention.

• Natural vegetation should be preserved and enhanced.

• Guarantees need to be made to retain native vegetation.

• Acknowledgement of native fauna needs to be made.

vi. Other A Resident’s Impact Statement should be created which addresses (not limited to) traffic, construction works, land assembly, timeframes and costs.

iii. Refer to Submissions 1 & 2 recommendations. The Department of Education has a policy which encourages the use of school facilities including ovals. Licence agreements can be arranged with local government authorities and written agreements can be organised with individuals and organisations that wish to make incidental or seasonal use of the oval. There is no proposal to sell open space. It is unclear what is meant by “Local Government should not participate in development” as the City has no landholdings within DA6. iv. Comments noted. The buildings shown in the vision plan are indicative and their design will be considered at a later stage in the Structure Plan process – including the preparation of design guidelines, which will involve more community consultation. v. Noted. A vegetation survey will be undertaken and trees retained wherever possible in line with Council’s Urban Forest Strategy. However, it is not possible to guarantee vegetation retention outcomes at this level of planning, as the level of detail required to make such commitments is not available. The Vision Plan contains a clear principle that mature trees are to be retained wherever possible, and the open space network has been designed specifically to accommodate clusters of mature trees. An arboricultural assessment of all mature trees within the precinct will be undertaken as part of the next level of planning to examine the potential for tree retention within the area. vi. Noted. Will consider the preparation of further information to provide to residents about how they may be impacted when the process progresses. This may include the City facilitating meetings with developers who

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can detail how similar projects have been undertaken and how existing landowners are involved in the development process.

11. Diane Mossenson Zoonie Pty Ltd 27 Carnarvon Crescent, Coolbinia

401 Great Eastern Highway, Redcliffe i. Brearley Avenue closure • The closure of Brearley Avenue (between GEH and

Boulder Avenue) impacts the function of the current land use (Funeral Parlour).

• Once Brearley is closed and only the alternative routes to access the subject site available, it will cause significant financial damage to landowner and tenant

• Reasonable access must be provided. Alternative access routes are unreasonable, impractical and complicated. Will require vehicles to enter and circulate through DA6, where greater traffic will be present due to increased densities.

• MRWA may be liable to pay compensation to affected landowners.

• Traffic modelling provided by MRWA does not account for increases in traffic internally in DA6.

• Significant upgrading of Coolgardie Avenue will be required at the ratepayers expense

ii. Traffic modelling • Deficient, as based on incorrect assumptions which

therefore impacts trip generations. Also did not consider relevant alternatives

• The City should question this modelling and findings of the Worley Parsons Traffic and Transport Analysis report, or provide evidence why it is supported.

• Modelling to prove that rat-running will occur if Brearley is left open, has not been undertaken

iii. Access comments • Alternative access solution provided, to close Brearley

Avenue from First Avenue to Dunreath Drive only. • This will see a number of benefits including reducing

burden on other entry points • Won’t compromise Brearley Avenue POS • Won’t compromise access to the subject property • Relieve traffic pressure on Coolgardie Avenue

Partially Uphold. i. Refer to Submission 1i..

The closure of Brearley Avenue is not a result of the Vision Plan for Development Area 6. The decision to close Brearley Avenue has been made by Main Roads WA and will be undertaken in late 2016 / early 2017.

All lot parcels are entitled to have lawful access to a gazetted road, and this will provided upon closure of Brearley Avenue. Some landowners may consider that their road access is not as good as it is with Brearley Avenue open, but this is not as a result of the Vision Plan for Development Area 6, it is as a result of the decision of Main Roads to close Brearley Avenue.

It is not considered that claims of loss of profit for businesses’ currently using Brearley Avenue are a relevant consideration in the adoption of the Development Area 6 Vision Plan and Implementation Strategy. ii. Traffic modelling indicates that movements along Great Eastern Highway and through to the airport via Dunreath Drive will be greatly improved, which will reduce the motivation to use local roads.

The suggestion that ‘no modelling has been undertaken for internal DA6 streets’ is entirely incorrect. The modelling undertaken spanned from Hardy Road to the east to Fauntleroy Avenue in the west, and incorporated the entire project area, inclusive of all local roads. This information and the modelling outcomes were presented to the CRG and made available to the wider community to view and ask questions at the Open Days in 2015.

The project further proposes to redesign the local road network to ensure that vehicle speeds are reduced and improve pedestrian safety, further reducing motivation to use these streets as a ‘rat run’. The Vision Plan proposes ‘slow streets’ which will be designed to encourage traffic

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iv. Other comments • Significant portions of the Brearley Avenue reserve will be

used for high density development • The City will require landowners pay a developer

contribution levy to green the Brearley Avenue Reserve. • Without an appropriate road system to support high

density development, DA6 will not realise its vision and traffic will be congested.

to move slowly and to reduce potential impacts with in the neighbourhood and particularly cyclists and pedestrians. The notion of ‘slow streets’ has been informally supported by the CRG and Community discussions at open day. Qualified traffic consultants undertook the traffic modelling across a wide study area, which included the area bounded by Great Eastern Highway, Tonkin Highway and Roe Highway. In addition an area of Redcliffe to the west of Tonkin Highway was also included to model the impacts on Stanton Road.

Extensive data was collated from a number of agencies including, Main Roads, Perth Airport, PTA and City of Belmont traffic information as part of this extensive modelling exercise. The resultant traffic model is currently the most comprehensive traffic model available, across all government agencies, relating to the DA6 area.

The modelling considered the likely stages or levels of development at 2021 and 2031 to align with Main Roads and City modelling programs.

iii. Not Supported. Alternative access options including leaving a section of Brearley Avenue open between Great Eastern Highway and First Street would;

• Impact on the traffic/signal efficiency of Great Eastern Highway and associated off ramps from Tonkin Highway. This is the critical component of improving the traffic efficiency at this key intersection.

• This alternative would result in the removal of a significant area of proposed Public Open Space for the DA6 Vision Plan which also includes enhanced treatment for the southern main drain.

iv. A Developer Contribution Plan (DCP) will be required for DA6, however the expected items have not been confirmed. DCPs can include items such as public open space upgrades, and this will be considered for DA6.

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12. Department of Planning 140 William Street, Perth

Nil Supports the intent of the draft Vision Plan to encourage high quality, intensive residential and employment activities in close proximity to this major public transport investment. Comments are as follows: i. Brearley Avenue and open space Support the transition of some portions of the Brearley Avenue road reserve to open space. Noted that this will remain Crown land and requires State Government approval. As the POS will be of benefit to the entire community, associated costs will need to form part of shared costs under a Development Contribution Plan. If POS near GEH is not to be utilised for drainage, alternative uses could be considered. ii. Perth Airport Pty Ltd (PAPL) interface Inclusion of the Perth Airport Masterplan in the Vision Plan report would provide context to the Vision Plan and show the interface between the two precincts. Suggest an integrated transition between the station precinct and PAPL land, rather than the landscaped buffers indicatively shown. iii. Station design Notes that the design will be subject to refinement as the FAL project progresses. iv. Built form Suggests removal of the term “villas” for consistency. The Vision Plan will see high intensity development with height being commonplace. Vision Plan principles should emphasise design quality to guide the future development of detailed design guidelines. To ensure clarity, further detail should be provided regarding the comments on building height at the street interface.

Support noted. i. Noted. Refer to submissions 1 & 2 recommendations.

ii. Partially uphold. Land use and development within Perth Airport Estate is subject to the provisions of the Airports Act 1996 and are not regulated by the City’s Local Planning Scheme No. 15 or any State Government planning legislation.

To avoid being misleading, the Vision Plan has not included any representation of development within the Airport Estate. The City anticipates that development within the Estate will be consistent with the Perth Airport Master Plan 2014, and regularly works with Perth Airport Pty Ltd to ensure that development within the estate is consistent with the abutting and surrounding development.

The Vision Plan has been prepared in conjunction with Perth Airport Pty Ltd and it is considered to accurately reflect the intent for transition between a mixed use, high density residential environment within DA6 to a mixed use, high density commercial environment within the Airport Estate.

Residents within DA6 have requested a landscaped buffer as an interim arrangement to differentiate between the existing residential estate and the existing airport estate, which is primarily characterised by unattractive at grade car parking, high levels of security lighting, semi industrial land uses and vacant land parcels. iii. It is agreed that the design will be refined as the FAL project, and the Development Area 6 project, progresses. The concept designs for the station precinct shown within the Vision Plan identify the expectations of the City with respect to the station and public realm environment that will be delivered as part of the FAL project. iv. Agreed and noted in terms of reference to villas being removed, as inconsistent with vision. The reference to height at the street was intended to

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v. Movement network Reconnection of the local road network is strongly supported. Providing cross sections demonstrating the character of the proposed streets (e.g. Fauntleroy Avenue and Coolgardie Avenue) may assist to distinguish between their roles. vi. Implementation plan Where reference is made to the Department of Planning, this should be expanded to include the WAPC in recognition of its decision-making function. Consolidation of some lots will be required to facilitate the intended built form. The Vision Plan could be expanded to include the expected items normally applied to the required Development Contribution Plan, in line with SPP 3.6 (Development Contributions for Infrastructure). It is noted that structure plan(s) will be required to support further LPS amendments or the establishment of an Improvement Scheme. vii. Additional studies required A ‘Landscape Strategy’ including an arboriculture assessment to determine the condition and appropriateness of existing vegetation should be undertaken. A ‘Place Plan’ for the station areas to determine design, programming and management requirements should be created. viii. Interim Local Planning Policy Note that Part 4 of the Deemed Provisions in the LPS Regulations replaces section 6.2 of the City’s Scheme. As such Clause 27 of the LPS Regulations provides for the manner in which a development or subdivision may be considered in an area where a structure plan is required, but not yet prepared.

reassure residents that the streetscape would not be dominated by building height, but rather at the public interface would be at a pedestrian scale, with taller portions of buildings likely to be setback from the street boundary. This can be clarified. v. Suggestion of providing cross sections of roads to distinguish roles is dismissed. Cross sections are intended to be prepared as part of the detailed planning work in the next stages of the project. vi. Agreed and noted. vii. Noted. A vegetation survey will be undertaken in line with Council’s Urban Forest Strategy, and this may inform a Landscape Study. Additional studies such as a Place Plan will be considered at a later stage in the structure planning process. viii. Noted.

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13. Duvalia Corporation 471-477 Great Eastern Hwy Redcliffe. Commend Council for the preparation of the Policy Support on the proviso that there is no detrimental impact on Duvalia in regard the current lawful land uses undertaken on the property on the corner of Great Eastern Highway and Ben Street.

Noted. Should existing land uses have received prior approval from Council, these will continue to be

14. Department of Parks & Wildlife - Rivers and Estuaries Division

Bentley Delivery Centre, WA The Perth Airport Southern Main Drain runs along Brearley Avenue to waters in the Swan Canning Development Control Area (DCA) – being the Swan River. All reference to Swan River Trust should be changed to Department of Parks and Wildlife (e.g. pg. 47 of Vision Plan) Stormwater runoff from development should be retained/detained on-site. Consider SPP 2.10 Swan and Canning River System, water sensitive design principles when producing design guidelines for development in DA6. Supports the creating of a local water management strategy. Consider stormwater management in this strategy. The Department would welcome opportunity to advise on this strategy, which should cover the entire DA6.

Comments noted. Further liaison with the Department will be undertaken at later stages in the Structure Planning process.

15. Perth Airport Pty Ltd Perth Airport Supportive of the City of Belmont's work on the project, and on the resulting Vision and Implementation Strategy with regards to access, traffic, drainage, proposed land uses and the interface between the project area and our estate. Comments include: i. Referencing suggestions (e.g. Perth Airport to be used,

not PAPL); ii. It should be mentioned that consideration should be

given to aircraft noise and aviation impacts, and residential development should only occur where measures are implemented and notification on titles of existing and future noise impacts;

iii. Consideration must be given to the future amenity of residents and mitigation measures to address aircraft noise (landing and take-off), engine ground running impacts, rail noise, traffic and other impacts;

iv. Comments on adherence to the Airport Obstacle Limitation Surface Guidelines should be expanded to describe the need for proposed developments within the ANEF to be referred to Perth Airport for comment;

i. Noted. Ii & iii. Uphold. Design measures to mitigate aircraft noise and notification on titles will be addressed at a later stage in the structure planning process iv. Noted. This is currently standard procedure and will be followed in the future v. Plan of the station and surrounds is indicative on the Vision Plan documents. The development application for the Airport West Station will shortly be submitted by the PTA to the City, which will confirm the final proposed design. The City understands the station and surrounds (including kiss and ride) is all contained on land within the City of Belmont Local Government area. The application will be referred to PAPL for comment. vi & vii. Noted

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v. Plan of the Station Plaza on page 25 appears to make provision for a kiss and ride located on Perth Airport land. This should be removed;

vi. Whilst traffic generation in the Perth Airport estate post relocation of Qantas to the Airport Central Precinct may initially be lower than today's level, it would be expected that traffic generation will increase over time with incremental development in the Airport West precinct; and

vii. It is anticipated that Perth Airport would have the opportunity to provide comment on future structure planning, particularly given the shared interfaces with the estate and DA6.

16. Department of Water 7 Ellam Street, Victoria Park

Nil Stormwater management should be in accordance with the Stormwater Management Manual of Western Australia (DoW, 2004). A Local Water Management Strategy should be prepared to support the Local Structure Plan, in accordance with Better Urban Water Management.

Noted.

17. Department of Transport 140 William Street, Perth

Nil i. A road hierarchy is required at the structure planning phases, and TransPriorily principles should be considered ii. Cycling • Secure bicycle facilities will be required at the train station

or within the Park and Ride area. • Vision Plan should include bicycle parking requirements

for development • All proposed shared paths should be constructed at least

3.0m wide and paved with red asphalt. • All paths should be provided with lighting, including the

unlit section of Stanton Road. • The shared path along Stanton Road and Second Street

should be constructed on the north side of the road. The existing guard rail should be relocated closer to the traffic lanes.

• A new connection from Stanton Road to the Tonkin Highway Principal Shared Path may be required on the northern side of Stanton Road.

iii. Public Transport • Clarify the location and number of layover bays and active

bus stands for the station as stated in the Vision Plan, as this differs from DoT standards.

i. Noted. ii. Bike parking will be assessed upon receipt of the development application for Airport West. Development standards, paths and new connections will be considered at a later planning stage. iii. Partially uphold. These suggested modifications will be incorporated into the Vision Plan. iv. Noted that any future upgrade to the remaining section of GEH is unbudgeted. It is unclear what is meant by “direct vehicle access to Great Eastern Highway will not be permitted.” This may be referring to the requirement to provide an easement in gross as part of a Vehicle Access Plan, triggered upon redevelopment of the properties on GEH in DA6; as this will remove direct vehicle access onto Great Eastern Highway. In regards to the comment that a further traffic impact assessment should be undertaken, significant traffic modelling has been undertaken on behalf of the project team for the Vision Plan. Future Traffic Impact

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• Suggest deletion of text in relation to 2031 Public Transport Plan as this is no longer current.

• Suggest deletion of text in relation to feeder bus service plans

• Amend bus routes to be consistent with current PTA planning. The preferred route will depend on the design of internal roads. Further discussion required in the planning for bus routes required.

• Suggest removal of statement in relation to additional bus services prior to the rail station opening, as this is unlikely.

• Note that the bus station design as represented in the Vision Plan will require more detailed design and review.

iv. Traffic Operations • The next section from Tonkin Highway to the Great

Eastern Highway Bypass is planned to be upgraded to a similar 6 lane divided carriageway standard. The timing of this work is unknown as no funding is available in the current 4 year programme.

• MRWA has commenced works on short term solutions which include changes to Brearley Avenue, Boulder Avenue, Coolgardie Avenue and Fauntleroy Avenue.

• It is planned that direct vehicle access to Great Eastern Highway will not be permitted as part of the ultimate plan to support DA6. The existing vehicle access strategy for this section of Great Eastern Highway is being finalised to take into consideration the changes listed above.

• Whilst a high-level traffic management study has been undertaken for this area (Worley Parsons, September 2015), a robust and extensive traffic impact assessment should be undertaken based on the proposed DA6 land uses in order to determine the impacts on design and ultimate road requirements along Great Eastern Highway.

• There is potential for additional traffic along First Street and Redcliffe Road and First Street and Central Avenue to Dunreath Drive. These might cause conflicts between residential and industrial traffic especially in the vicinity of Fauntleroy Avenue. Therefore consideration should be given to the traffic management at the Coolgardie Avenue/First Street/Redcliffe Road intersection.

• In relation to the proposed built form, MR standard requires a 2.5m clearance from the kerb face to any

Assessments will be required at the development stage for large scale applications which the City deems require such a report to be provided. Setback distances from roads and MRS amendment requirement are noted.

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awnings overhanging the road reserve. • Any proposed 'alfresco' style development must be

contained within the property boundary and not spill out into the road reserve.

• An amendment will be required to the Metropolitan Region Scheme to address the change in land requirements at the Great Eastern Highway/Brearley Avenue intersection and Tonkin Highway.

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A3 CITY OF BELMONT SCHEDULE OF SUBMISSIONS – DRAFT ... · CITY OF BELMONT . SCHEDULE OF...

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