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City of Joondalup Submission on theLiveable Neighbourhoods Community

Design Code

POLICY OF THE WESTERN AUSTRALIANPLANNING COMMISSION FOR TESTING AND REVIEW

June 2000E D I T I O N 2

A Western Australian Government Sustainable Cities Initiative


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NOTE – This report is a text only copy of Liveable Neighbourhoods Community DesignCode. The Liveable Neighbourhoods Community Design Code contains tables anddiagrams that are not presented here.

Comments forming the submission by the City of Joondalup are generally placedbeside the objective or regulation they refer to. In some circumstances they areincluded in a dot-line box similar to the box around this text.

Pages providing background and detail on applicant requirements are often free ofcomment as over all positions on these sections IS included in the report of Council.The report is forms part of the submission by the City of Joondalup.

General Document Layout Comment

Objective and Regulations are not numbered with exclusive numbering. That is there are six objectivescalled O1 and six regulations called R1 etc. We suggest the numbering reflect the paragraph e.g. O2.1for Objective 1 of Element 2.

A contents section with sub heading would assist in using the document.

An index would assist the reader in using the document and is important given that some subjects aredealt with under two or more sections.

City of Joondalup


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INTRODUCING LIVEABLE NEIGHBOURHOODS 4

BACKGROUND – 7

APPLICATIONS UNDER LIVEABLE NEIGHBOURHOODS 8

LIVEABLE NEIGHBOURHOODS STRUCTURE 8APPLICATION AND ASSESSMENT 10INFORMATION REQUIREMENTS 12DESIGN PROPOSALS 13APPLICATION INFORMATION GUIDE 14

COMMUNITY DESIGN - ELEMENT 1 15

OBJECTIVES 16REQUIREMENTS 17

MOVEMENT 22


LOT LAYOUT 40


PUBLIC PARKLAND 54


URBAN WATER MANAGEMENT 65


UTILITIES 70


GLOSSARY 75

INTRODUCING LIVEABLE NEIGHBOURHOODS

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INTRODUCTION

This section is in three parts:

• Introduction to Edition 2;• Background – towards sustainable communities; and• Liveable Neighbourhoods structure.

PurposeThe Western Australian Planning Commission(the Commission) plays a central coordinationrole in the State planning process. Itundertakes regional strategic and statutoryplanning and administers central subdivisionpowers under the Town Planning andDevelopment Act 1928.

Liveable Neighbourhoods has been prepared toimplement the objectives of the StatePlanning Strategy that aim to guide thesustainable development of Western Australiato 2029. Liveable Neighbourhoods operates asa development control policy, or code, tofacilitate the development of sustainablecommunities.

Liveable Neighbourhoods addresses bothstrategic and operational aspects ofsubdivision development in a code framework

Liveable Neighbourhoods replaces issues-based policies with an integrated planning andassessment policy for the preparation ofstructure plans and subdivision layouts toguide the further development of Perth and theregional cities and towns.

Edition 2 of Liveable Neighbourhoods replacesEdition 1. The refinements and updates arebased upon operational practice. Key changesinclude:

• simplified context and site analysis andapplication requirements;

• resolution of anomalies and up-datedcross-sections in E2 Movement Network.Street Layout, Design and TrafficManagement Guidelines will be releasedsoon to augment an understanding oftraffic management principles underLiveable Neighbourhoods;

• modification of requirements fortruncations;

• reconstitution of Building AccessGuidelines as Detailed Area Plans inaccordance with the Draft Model TextProvisions for Structure Plans.

Where Liveable Neighbourhoods appliesLiveable Neighbourhoods is an assessment toolfor structure plans and subdivision for newurban (predominantly residential)development in the metropolitan area andcountry centres, where two or more lots arecreated on “greenfields” sites at the urbanedge, or on large urban infill sites withindeveloped areas.

Interface between Liveable Neighbourhoodsand conventional proposalsLiveable Neighbourhoods proposals may occurin an area that is predominantly structured andbuilt in accordance with conventional policy.In this circumstance, concerns have beenraised over the interface between the twodevelopment types; particularly over the needto avoid rat-running through the moreinterconnected street system of a LiveableNeighbourhoods proposal and which way lotsface when a conventional proposal backs ontothe same street.

Consequently, the Commission will considerany requests to vary Liveable Neighbourhoodsin this circumstance.

Alternative policy for testing and reviewThe Commission has adopted LiveableNeighbourhoods as an alternative to currentsubdivision policies. Developers areencouraged to test the LiveableNeighbourhoods approach through thedelivery of projects. It will operate alongsideexisting policies under which conventionalproposals will continue to be assessed.

Where a proposal is being assessed under theLiveable Neighbourhoods option and theCommission is satisfied that the principles ofthe policy are incorporated, Liveable


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Neighbourhoods will prevail where there areinconsistencies with other Commissionpolicies.

Where the Commission is not satisfied that theprinciples of Liveable Neighbourhoods areincorporated, then provisions of currentCommission policies will prevail.Conventional policies cannot be used as analternative to Liveable Neighbourhoods toavoid context and site analysis requirements.However, the Ministry for Planning is preparedto assist if an applicant is having difficulty inundertaking context and site analysis.

The effectiveness of Liveable Neighbourhoodsas a mechanism for providing betterresidential subdivision and structure plans wasreviewed by the Commission in March 1999after an operational period of 12 months. Afurther trial and review period has beenadopted for review of LiveableNeighbourhoods until February 2001. TheCommission will consider how LiveableNeighbourhoods may be adopted followingthe review.

Key differences from current policyapproachLiveable Neighbourhoods provides aninnovative approach to planning and design inseveral respects by:

• seeking a more thorough analysis of thesite and its context to inform subdivisiondesign and graphically explain the basisof the design;

• encouraging greater use of structure plansas a planning framework;

• providing an alternative approach todesign of neighbourhoods and towns thataims to achieve compact, well definedand more sustainable urban communities;and

• moving toward a performance approach tosubdivision to encourage innovation inresponse to market needs.

Principal aimsLiveable Neighbourhoods has the followingaims.

1. To provide for an urban structure ofwalkable neighbourhoods clustering to formtowns of compatibly mixed uses in order to

reduce car dependence for access toemployment, retail and community facilities.

2. To ensure that walkable neighbourhoods andaccess to services and facilities are designedfor all users, including users with disabilities.

3. To foster a sense of community and stronglocal identity in neighbourhoods and towns.

4. To provide for access generally by way ofan interconnected network of streets whichfacilitate safe, efficient and pleasant walking,cycling and driving.

5. To ensure active street-land use interfaces,with building frontages to streets to improvepersonalsafety through increased surveillance andactivity.

6. To facilitate new development whichsupports the efficiency of public transportsystems where available, and provides safe,direct access to the system for residents.

7. To facilitate mixed use urban developmentwhich provides for a wide range of living,employment and leisure opportunities; whichis capable of adapting over time as thecommunity changes; and which reflectsappropriate community standards of health,safety and amenity.

8. To provide a variety of lot sizes and housingtypes to cater for the diverse housing needs ofthe community at a density that can ultimatelysupport the provision of local services.

9. To ensure the avoidance of keyenvironmental areas and the incorporation ofsignificant cultural and environmental featuresof a site into the design of an area.

10. To provide for a more comprehensiveapproach to the design of open space and urbanwatermanagement.

11. To ensure cost-effective and resource-efficient development to promote affordablehousing.


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InformationFurther enquiries on Liveable Neighbourhoodsmay bedirected to the regional office responsible foryour area or:

Senior Urban DesignerMinistry for PlanningTel. (08) 9264 7671

Written comments may be directed to:Director, Urban Design and Major PlacesMinistry for PlanningAlbert Facey House469 Wellington StreetPerth W.A. 6000Fax 08 9264 7566.

Process for preparing LiveableNeighbourhoodsLiveable Neighbourhoods is based on theAustralian Model Code for ResidentialDevelopment 1995: A National ReferenceDocument for Residential Developments whichdrew from AMCORD Edition 2 (1990) andAMCORD Urban (1992), and the VictorianCode for Residential Development (1992),Department of Planning and Housing.

Liveable Neighbourhoods was developed withthe Ministry for Planning (the Ministry) byconsultants Taylor Burrell in association withEcologically Sustainable Design Pty Ltd,through a process of rigorous testing andamending AMCORD propositions andstandards to suit Western Australianconditions.

Development was overseen by a SteeringCommittee of key industry stakeholderscomprising Anne Arnold, Chair (WesternAustralian Planning Commission), SteveAllerding (Office of the Minister for Planning),Tony Arias (Satterley Real Estate), MichaelGlendinning (Cedar Woods Properties PtyLtd), Ian Holloway (Housing Institute ofAustralia), Eric Lumsden (Shire of Swan),Emmerson Richardson (Department ofTransport) and the Hon. Derrick Tomlinson(Member for East Metropolitan Region),former members the Hon. Barbara Scott MLC(Member for Metropolitan South Region) andTerry Martin (former Chair and Ministry forPlanning). Wider input was provided viatechnically based key focus group meetingsand a series of four site specific “Enquiry-by-Design” workshops. The workshops generatedalternative designs based on the new principlesfor regional, town and neighbourhoodstructuring that form the basis of the LiveableNeighbourhoods model. The working reportentitled Results from the Jindalee Enquiry-by-Design Workshop (August 1996) is availablefrom the Ministry.


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BACKGROUND –

TOWARDS SUSTAINABLE COMMUNITIES

Responding to changing needs

The Western Australian community ischanging. The majority of households are nowone and two persons yet most new houses stillhave three and four bedrooms with two cargarages. The lack of fit between housing stockand households may not serve our communitywell.

Western Australian cities face serious issues inthe twenty-first century. These include the highcost of providing services and facilities to caterfor continued rapid expansion, the need forgreater housing affordability, concerns aboutsafety and security, a desire for greater social,economic and environmental sustainability, theneed for more locally based jobs and the abilityto provide public transport more efficiently.There has been considerable communitydiscussion on the need for planning to respondto these issues and, at the same time, improvethe design of suburban development. Thedesign and layout of a subdivision is afundamental determinant of the urban formwhich:

• sets the urban character and design of anarea;

• allows or inhibits social interaction andthereby influences the likelihood ofcommunity formation;

• forces car dependence or reduces it byencouraging the non-car modes ofwalking, cycling and public transport;

• gives or denies access to facilities for allusers of the urban environment; and

• provides or prevents opportunities forlocally based business and employment.

• Subdivision design will therefore cruciallyaffect the performance of Perth and theregional centres in achieving theobjectives of the State Planning Strategy.

Trends in neighbourhood designapproachesNeighbourhood design is changing. During the1970s and 1980s neighbourhoods typicallycomprised low density housing on large lots ina curvilinear street layout with a strong streethierarchy and low levels of connectivity withculs-de-sac off local collector streets.Neighbourhoods were usually planned withincells bounded by arterial roads and were oftenwalled. Most areas were almost exclusivelyresidential.

Today there is greater emphasis upon social,economic and environmental aspects, with theresultant urban forms in transition. Recentneighbourhood design concepts have beengiven titles such as Transit Oriented Design(TOD), Traditional Neighbourhood Design(TND), Greenhouse Neighbourhoods andUrban Villages. In each case the underlyingobjective is to create liveable neighbourhoodsthat reduce dependency on private vehicles andare more energy efficient.

In response to this, the emerging planningagenda focuses on the idea of an urbanstructure based on walkable mixed useneighbourhoods with interconnected streetpatterns to facilitate movement and to dispersetraffic. Daily needs may be within walkingdistance of most residents. With good design,more people will actively use local streets,enhancing safety. Local employmentopportunities are facilitated within the townstructure, providing the community with afirmer economic base and enhancing selfcontainment of neighbourhoods and towns.

Safe, sustainable and attractiveneighbourhoods are sought with a strong siteresponsive identity supportive of localcommunity. This model promotes bettercommunity, employment and environmentalsustainability than conventional planningpractice.

APPLICATION UNDER LIVEABLE NEIGHBOURHOODS

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APPLICATIONS UNDER LIVEABLENEIGHBOURHOODS

LIVEABLE NEIGHBOURHOODS STRUCTURE

Element structure

Liveable Neighbourhoods reviews and drawstogether currently separate policy aspects suchas lot size, movement systems, public openspace, school sites, and development adjacentto transit stations. The following Elements areincluded.

E1 Community Design

E2 Movement Network

E3 Lot Layout

E4 Public Parkland

E5 Urban Water Management

E6 Utilities

Objectives and Requirements

Each Element has two components:

• Objectives which describe the principalaims of each Element; and

• Requirements which present a range ofqualitative and quantitative responses tomeeting the

Objectives. The Requirements are phrased intwo ways:• Matters that should be considered, where

there are a range of design solutions; and• Matters that must be satisfied, where a

particular response is required, unless therequirement states that in particularcircumstances variations or exemptionsare allowed.

The Objectives of each Element are moreimportant than any one set of Requirementsthrough which subdivision may be carried out.At times, Objectives and Requirements may bedifficult to achieve together. In these cases theCommission will assess the merits of aproposal against the Objectives andcircumstances presented by the particular site.

Tables within the Elements set out standardsreferred to in the Requirements. Figures areprovided to explain Requirements by way ofexample and to illustrate standards and tables.

Moving toward a performance approachLiveable Neighbourhoods is a move toward aperformance-based code. Objectives and themajority of Requirements may be satisfied in anumber of ways i.e. responses maydemonstrate how they “perform” to achieve thedesired outcomes.

Liveable Neighbourhoods aims to balance themaintenance of acceptable standards andmeeting a strategic vision with encouraginggreater innovation in response to market needs.This performance-oriented approach will givegreater flexibility to developers and designers.

It is recommended that applicants meet withthe relevant local government and the Ministryfor pre-application consultations for proposalssubstantially using performance-basedsolutions.


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Compliance with Liveable Neighbourhoods

Objectives

For structure plans and larger subdivisions, theprimary measure of compliance is achievingthe Objectives and Requirements of E1Community Design. Compliance with thebalance of the Element Objectives andRequirements should follow this. Smallerscale subdivisions must comply with relevantelement Objectives and all mandatoryRequirements.

Liveable Neighbourhoods is performance-based and there is considerable flexibilitywithin the policy to achieve the best design forthe individual circumstances of a place. TheCommission will be particularly mindful of theneed for flexibility in transferring fromexisting or committed conventionally designedstructure plans and subdivisions to proposalsdesigned under Liveable Neighbourhoods.

Early consultation with the Ministry forPlanning and the relevant local governmentshould clarify any issues and bring forwardworkable solutions.


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APPLICATION AND ASSESSMENT

Location of urban subdivisionsThe Commission will generally only approvesubdivision for urban purposes where a properstatutory planning context is available. TheCommission will be guided primarily by thezoning context and provisions of the relevantlocal government town planning scheme andstatutory region scheme (where applicable).

Applications for subdivisionApplication for the subdivision of land shouldbe made on the Form 1A and accompanyingsupplement, and include (where necessary)such information as is required by LiveableNeighbourhoods (refer to ApplicationInformation Guide on p.13).

The Commission will forward a copy of eachapplication to any local government, publicbody, or Government department whosepowers or functions may be affected. TheCommission in making a decision on theapplication will consider the objections and/orrecommendations of the referral agency.

The Commission will have regard to structureplans that have been prepared and endorsedunder Liveable Neighbourhoods whenconsidering subdivision applications submittedwithin an area covered by the structure plan.

Structure PlansStructure plans may be prepared underLiveable Neighbourhoods. Where a structureplan is a requirement of a town planningscheme it must be prepared in accordance withscheme provisions; otherwise, the submissionof structure plans under LiveableNeighbourhoods should be in accordance withthe requirements of the ApplicationInformation Guide.

Structure plans should be developed inconsultation with affected adjoininglandowners, servicing authorities and therelevant local government. The localgovernment should ensure that adequatecommunity consultation occurs through aparticipatory design process or byadvertisement of a structure plan for aminimum of 28 days, including notification ofadjoining landowners.

InconsistenciesThe Commission recognises thatinconsistencies may arise between proposalsprogressed under Liveable Neighbourhoodsand existing strategic and statutory regional or

local structure plans, the Metropolitan RegionScheme, and/or local government planningschemes.

Potential conflicts should be discussed with therelevant local government and the Ministry atthe earliest possible stage. The Commission isendeavouring to review existing regional plansto ensure greater consistency with LiveableNeighbourhoods over time.

Structure planning is heavily reliant onregional structure plans and the MetropolitanRegion Scheme. Through the process ofcontext analysis, preliminary design proposalsfor structure plans may suggest adjustments toexisting structure planning, committedsubdivision, or to the Metropolitan RegionScheme beyond the site itself. This shouldenable responsive urban forms to be developedthrough Liveable Neighbourhoods. TheCommission encourages early discussion withthe relevant local government, Ministry andadjoining landowners to seek mutuallybeneficial solutions.

Relationship to R CodesThe Residential Planning Codes of WesternAustralia (R Codes) control residentialdevelopment in terms of built form andhousing density. Liveable Neighbourhoodsapplies to the broader design of urban form andsubdivision layouts for predominantlyresidential areas. The two policies are mostclosely linked through Table 1 of the R Codes,which is addressed in E3 Lot Layout. Whereinconsistencies arise between LiveableNeighbourhoods and the mandatory provisionsof the R Codes, the R Codes shall prevail.

Relationship to other Commission PolicyLiveable Neighbourhoods was developedpursuant to the State Planning Strategy and isincluded in the State Planning PolicyFramework (Statement of Planning Policy No.8).


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Regional VariationsThere are circumstances where particularRequirements may be varied to accommodatethe climatic and/or settlement conditions ofareas of remote Western Australia, particularlyfor the temperate and tropical areas. Requestsfor variation should be substantiated withregard to the Livable NeighbourhoodsApplication Information Guide. TheCommission will publish guidelines onregional variations in due course.

Conditions on approvalsIn determining subdivision applications underLiveable Neighbourhoods, the Commissionmay impose appropriate conditions onapprovals to secure the aims of LiveableNeighbourhoods and the Objectives of theElements.

AppealsSection 26 of the Town Planning andDevelopment Act and Sections 26 and 27 of theStrata Titles Act 1985 create a right of appealagainst a decision of the Commission. Appealscan be made to either the Minister for Planningor the Town Planning Appeal Tribunal.


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INFORMATION REQUIREMENTS

Introduction

This part sets out:1. Requirements for Context and Site

Analysis;2. The three scales of Design Proposals

under Liveable Neighbourhoods; and3. Information requirements for reports

to be submitted with applications forstructure plans and subdivisions.

CONTEXT AND SITE ANALYSIS

Importance of context and site analysisThe success of an individual subdivision inachieving a distinct identity and “sense ofplace” is a function of how well the designrelates to the specific site and its wider urbancontext.

Context and site analysis provides a means bywhich to inform a design to achieve theseoutcomes, facilitates the efficient provision ofinfrastructure through good design, and canalso identify any features which will add valueto a development by improving amenity.

The “value-adding” flow on from consideredanalysis can directly benefit developers andfuture residents through better quality design.

Context analysisThe purpose of context analysis is to ensurethat new subdivision and development areconnected to and integrated with surroundingnatural and developed areas, including plannedand committed development for adjacent sites.

Context analysis should identify keyopportunities and constraints presented by thecontext of the site. New opportunities for theimprovement of existing local and districtplanning frameworks can be identified andtested. Any likely conflicts with existing plansshould be identified at an early stage, anddiscussed with the relevant local governmentor the Ministry.

Site analysisA sufficiently detailed assessment of the siteand its immediate surrounds facilitatesplanning and urban design decisions forsubdivision. Site analysis enables:

• a cost effective and environmentallyresponsive design in respect of sitefeatures and constraints;

• natural and cultural assets on and aroundthe site to be taken advantage of to build apositive sense of place and unique identityinto the design; and

• design to be integrated with its immediatesurrounds and provide compatibleinterfaces between the development siteand neighbouring development.

MAPPING AND INFORMATIONREQUIREMENTS

For context and site analysis mapping, describeand analyse (as appropriate) the followinginformation:

• existing and planned neighbourhood, townand regional centres, and majoremployment areas;

• neighbourhoods around existing andplanned neighbourhood, town and regionalcentres, indicated by circles of 400-450 mradius centred on the neighbourhood ortown centre;

• transport routes, including freeways,arterial route and neighbourhoodconnector alignments, public transportroutes, bus stops and rail stations;

• walkable catchments -"ped sheds"- ofexisting and planned rail stations viacircles of 800 m radius centred on the railstations;

• surrounding subdivision (indicating frontsand backs of lots) for a reasonable anduseful distance beyond the site boundary;

• existing and proposed land usedistribution; and

• site characteristics, such as landform,areas of environmental significance,Environmental Protection Policy areas,bushland, wetlands, damplands, foreshorereserves.

The north point, visual bar scale, key streetnames and a drawing title should be standardinformation on all drawings.

Context and site mapping may be undertakentogether or separately, and a brief writtenreport may also be provided to explain themapping.


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DESIGN PROPOSALS

The three scales of proposals envisaged underLiveableNeighbourhoods are:

1. district and larger sized structure plans;2. local structure plans; and3. subdivisions.

District and larger sized structure plansDistrict and larger sized structure plans shouldshow:

• District and larger sized structure plansshould show:

• neighbourhoods as represented byapproximate circles of 400-450 m radius,together with town and neighbourhoodscentres;

• existing and proposed neighbourhoodcentres;

• arterial routes and neighbourhoodconnector streets;

• natural features such as water courses andvegetation;

• major open spaces and parkland;• major public transport routes and

facilities;• proposed land use distribution; and• proposed schools and community

facilities.

The plans should be supported by a writtenreport that addresses the relevant Elements ofLiveable Neighbourhoods. An ApplicationInformation Guide follows (see p. 13) to assistapplicants in preparing their reports. Otherinformation as may be required by the localgovernment or Commission.

A design process for a district structure planand subsequent subdivision is included inAppendix 1.

Local structure plansLocal structure plans should show:

• walkable neighbourhoods, represented byapproximate circles of 400-450 m radiusaround proposed neighbourhood and towncentres, should be superimposed over thestructure plan; existing and proposedcommercial centres;

• proposed natural features to be retained;

• proposed street block layout;• proposed street network, including street

types;• proposed transportation corridors, public

transport• network and cycle and pedestrian

networks;• proposed land uses, including distribution

of medium• and lower density residential;• proposed schools and community

facilities;• public parkland; and• proposed urban water management areas.

The plans should be supported by a writtenreport that addresses the relevant Elements ofLiveable Neighbourhoods. An ApplicationInformation Guide follows (see p.13) to assistapplicants in preparing their reports. Otherinformation as may be required by the localgovernment or Commission.

Application for subdivisionAn application for subdivision should show:

• proposed street network, including streettypes as set out in E2 Movement Network,and cross sections for any special streets;

• location of proposed footpaths and dualuse path;

• proposed lot pattern and sizes;• the location of any proposed Detailed

Area Plans;• location and size of proposed public open

space; and• location of proposed urban water

management basins and easements.

The plans should be supported by a writtenreport that addresses the relevant Elements ofLiveableNeighbourhoods. An Application InformationGuide follows to assist applicants in preparingtheir reports. Other information as may berequired by the local government or theCommission.

Where information has been provided for anapproved local structure plan, it is notnecessary for it to be repeated for anapplication for subdivision, unless the structureplan is proposed to be substantially altered.


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APPLICATION INFORMATION GUIDE

Written advice should be submitted withstructure plans and subdivision applications toenable consideration by the Commission, localgovernments, and referral authorities.

Element 1: Community Design

A design rationale report should provide:an explanation of how the proposed designresponds to the context and site analysis;the objectives of the design and a descriptionof how they are proposed to be achieved; andthe time frame and staging of proposedsubdivision and development.

Element 2: Movement Network

A transport and traffic safety report shouldaddress the following matters:

• proposed traffic volumes and streethierarchy;

• description of Liveable Neighbourhoodsand any special street types proposed.Dimensioned cross sections are required ifany variations from the indicative/typicalstreet and road pavement widths ofElement 2 are proposed;

• traffic management including measures tocontrol. traffic speed, measures in andaround proposed town. centres, schoolsand indicative intersection designs forneighbourhood connector streets;

• public transport including bus routes,proposed bus stop locations (includingcalculations of walkable. catchmentsserved within 400-450 m radius), and.existing/proposed rail station locations(including. calculations of walkablecatchments served within. 800 m radius);

• provision for pedestrians and disabled; and• bike network plan.

Element 3: Lot LayoutA design rationale report should address thefollowing matters:

• mixture and distribution of lot sizes;• characteristics of lots for special uses or

future intensification;• lot design for climatically responsive

dwellings; and• justification of any exceptions to the direct

frontage of lots to parks, natural areas andschools.

Element 4: Public ParklandA parkland provision and management reportshould address the following matters:

• location and amount of public open spaceproposed by the developer to be given upincluding the basis for any requesteddiscount and any proposed credits;

• any landscaping plans for local andneighbourhood parks (includingearthworks, grassing, tree planting,bollards, irrigation); and

• a maintenance program/commitment fortwo summers, if required.

Element 5: Urban Water ManagementAn urban water management report shouldaddress the following matters:

• an explanation of the proposed urbanwater management network includingmajor and minor . systems;

• maintenance of natural urban watermanagement networks, ground water andaquifer systems;

• ground water recharge;• run-off water quality;• environmental values and physical

characteristics of receiving domains orwatercourses;

• protection of people, property and builtenvironment from stormwater andflooding;

• developer cost contribution arrangements;and ongoing management arrangementsand responsibilities.

Element 6: UtilitiesA services report should address the followingmatters:

• main/trunk services (including easements);• common trenching (where utilised) and

standard service alignments for domesticservice provision; and

• cross sections through typical streetsdemonstrating that reserve widths canadequately accommodate essentialservices, street trees and other streetrequirements (also provided for inElement 2 Movement Network above).

ELEMENT 1 – COMMUNITY DESIGN

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COMMUNITY DESIGN - ELEMENT 1

INTRODUCTIONThe need to design for communitiesApproaches to urban development in the pasthave typically had an emphasis on land usesegregation, engineering, surveying and lotyield efficiency. The primary objective todayin planning any new part of a city or town is todesign a framework for community that issustainable, safe, stimulating and efficient. Abroader and more integrated perspective isneeded, with many design issues bestaddressed at the neighbourhood structureplanning level.

This Element sets out the intent of LiveableNeighbourhoods with respect to how townsand neighbourhoods should be structured, thelayout of street networks and block structures,the mixing of uses and facilitation ofemployment opportunities, the range ofresidential densities and other urban designissues. It seeks to provide safe, convenient andattractive neighbourhoods that meet the diverseneeds of the community, are adaptable tofuture change and which fit into the existingand planned urban context.

Key differences from current practiceThe Liveable Neighbourhoods approach callsfor an urban structure based on walkable,mixed use neighbourhoods. Theneighbourhood and town centres are located atjunctions of arterial routes or important localstreets, rather than having such roads definethe edge of development. The town centre actsas a district level community focus with acompatible mix of uses which provide a rangeof weekly shopping needs, communityfacilities and local employment, whereas theneighbourhood centre caters more for the dailyneeds of a community. There is greateremphasis upon site responsive design,enhancing local identity, providing aninterconnected bnetwork of streets with perimeter blockdevelopment and frontage to streets and openspaces, a wider choice of housing type,increased residential density over time, a moresignificant component of other land uses tosupport daily needs and local employment, andhigher levels of public transport provision.

Assessment of proposalsThis Element is the primary tool for assessingstructure plans and larger scale plans ofsubdivision where a structure plan has not beenprepared. The Objectives and Requirementsare intended to guide the structure planning ofneighbourhoods before applying the moredetailed provisions in E2 to E6. Context andsite analysis, walkable catchment areadiagrams, transport and traffic managementstrategies, and urban water managementstrategies may all be required, amongst others.A brief written rationale may also be required,explaining how the design responds to thecontext and site analysis. Refer to Applicationsunder Liveable Neighbourhoods section fordetails.

Design for mixed useLiveable Neighbourhoods promotes but doesnot cover all aspects of mixed land useplanning and design. Reference to the use ofkey design texts is recommended for particularnon-residential aspects; for example, fordesigning a Town Centre see Mixed UseDevelopments: New Designs for NewLivelihoods (1996). The aim of LiveableNeighbourhoods is to design a robustneighbourhood structure that can accommodatea range of uses and which is flexible enough toadapt to change over time.

SchoolsPrimary schools should be provided inaccordance with the Education Department ofWestern Australia standards, currently one siteper 1,500 to 1,800 housing units. Primaryschool sites should be located conveniently tothe catchment area they are intended to serveso as to maximise the walkable catchment area.

The trend towards larger primary schools andtheir large site area (some 4 ha) may interferewith walkability and a reduction in thepotential catchment of the neighbourhoodcentre. Primary schools should generally belocated near the edge of neighbourhoods toenable sharing between approximately threeneighbourhoods. The Commission willconsider other circumstances based on theirmerits; for example, temporary facilities inneighbourhood centres in the “pioneer” stagesof development, or a centrally located schoolin an early stage of a large development.


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OBJECTIVES

Community Deign Objective 1To facilitate an environmentally sustainable approach to urbandevelopment by minimising non-renewable energy use and cardependence; encouraging greater local self-containment ofneighbourhoods and towns; and protecting key natural andcultural assets.

Supported

Community Deign Objective 2To provide safe, convenient and attractive neighbourhoods andtowns that meet the diverse and changing needs of thecommunity and offer a wide choice of housing, leisure, localemployment opportunity and associated community andcommercial facilities.

Supported

Community Deign Objective 3To develop a coherent urban system of compact walkableneighbourhoods which cluster to form towns with a high degreeof street connectivity.

Supported

Community Deign Objective 4To ensure a site responsive approach to urban developmentthat supports and enhances the context in which it is located,strengthens local character and in which it is located,strengthens local character and identity, and promotes a senseof community.

Supported

Community Deign Objective 5To provide a movement network which has a managed streetnetwork that clearly distinguishes between arterial routes andlocal streets, establishes good internal and external access forresidents, maximises safety, encourages walking and cycling,supports public transport patronage and minimises the impactof through traffic.

Supported

Community Deign Objective 6To provide a network of well distributed parks and recreationareas that offer a variety of safe, appropriate and attractivepublic open spaces.

Supported

Community Deign Objective 7To ensure that the design of neighbourhoods takes into accountenvironmental constraints including soil erosion, urban watermanagement, and bushfire risk.

Supported

Community Deign Objective 8To equitably provide public utilities in a timely, cost efficientand effective manner.

Supported


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REQUIREMENTS

APPLICATION REQUIREMENTS

Community Design Requirement 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Applications under Liveable Neighbourhoodssection.

Supported

NEIGHBOURHOOD AND TOWN STRUCTURE

Community Design Requirement 2The layout of any structure plan or plan ofsubdivision should contribute to an urbanstructure of highly interconnected neighbourhoodsand towns.

Supported

Community Design Requirement 3Neighbourhood structure should have thefollowing characteristics:

• size and shape generally defined by a five-minute walk from the neighbourhood centreto its perimeter, typically 400 m (averageresidential density R17.5) to 450 m (averageresidential densities R12.5 and R15);

• the centre acts as a community focus with acompatible mix of uses which provide for avariety of daily needs and may includecommunity facilities and urban open spacessuch as a town square;

• to assist retail exposure and accessibility, thecentre is located on or at the intersection ofimportant local streets served by publictransport;

• an interconnected street network with stronglinks between town and neighbourhoodcentres that has good accessibility, routechoice and detailing to make walking andcycling pleasant, efficient and safe; and

• a range of residential densities that increasetoward the neighbourhood and town centres.

Supported


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Community Design Requirement 4

Town structure should have the followingcharacteristics:

• be formed by the clustering ofneighbourhoods, typically with six to nineneighbourhoods needed for adequatepopulation to sustain a town centre withpublic transport and a wide range of goodsand services;

• the town centre is central to the cluster ofneighbourhoods, well linked and withinreasonable walking distance of mostresidents;

• major new transport routes are based ondesired town and neighbourhood structure;

• for commercial viability and accessibility thetown centre is located adjacent to theintersection of arterial routes and has a majorpublic transport stop, wherever possible; and

• a range of housing types with residentialdensities that increase toward the centre andcan, over time, support sufficient populationto foster local self-containment.

Supported

INTEGRATED DEVELOPMENT

Community Design Requirement 5The layout should connect to planned andcommitted development on adjacent sites.

Supported

LOCAL IDENTITY

Community Design Requirement 6The layout should enhance local identity byresponding to the site context, site characteristics,setting, landmarks and views; incorporateelements of natural and cultural significance; andestablish legible street and open space networks.

Supported

STREET AND LOT LAYOUT

Community Design Requirement 7The street network should provide a high level ofinternal accessibility and good externalconnections for local vehicle, pedestrian and bikemovements, with traffic management to restrainvehicle speed, minimise the impact of throughtraffic and create safe conditions for all streetusers.

Supported


19


Community Design Requirement 8The layout of streets should generally provide forperimeter blocks to facilitate connectivity and arelatively continuous street frontage for safe,attractive and efficient circulation of pedestrians,cyclists and drivers.

Supported

Community Design Requirement 9The layout of streets should enable developmentto front all streets, urban parks and natural areas.Where rear lanes are necessary they should bearranged to ensure adequate natural surveillance.

Supported

Community Design Requirement 10The street network should have no more than 15%of lots fronting culs-de-sac.

Supported

ENERGY EFFICIENCY

Community Design Requirement 11Street and lot orientation and lot dimensionsshould facilitate the siting and design ofdwellings. These should minimise non-renewableenergy use and be appropriate for the climaticconditions. These should be a predominantly east-west and north-south street layout for temperateclimates.

Supported

MIX OF USES AND EMPLOYMENT

Community Design Requirement 12Land use allocation should provide for jobs at adesirable rate of 1.4 jobs per household byincluding sufficient land and appropriate streetand lot layout for a wide variety of business andhome-based business development opportunities,arranged to minimise land use conflicts.

Supported

MIX OF LOT SIZE

Community Design Requirement 13The lot layout should provide a mix of housingtypes, lot sizes and densities, with smallerresidential lots and higher density housing inareas close to neighbourhood and town centres,public transport stops, and in areas with highamenity such as next to parks.

Supported


20


SCHOOLS

Community Design Requirement 14The layout should provide for State educationfacilities in accordance with EDWA standards.Primary schools should generally be located nearthe edge of neighbourhoods to enable sharingbetween about three neighbourhoods, andsecondary schools should generally be located onintegrator arterial routes near public transport.The location of primary schools in the centre ofneighbourhoods may be considered in othercircumstances such as where subdivisionsubstantially precedes the planned provision ofpermanent schools, and interim school facilitiesare provided through facilities such as “schools inhouses” or “schools in shops” in theneighbourhood centre.

Supported

SAFETY

Community Design Requirement 15The layout should enhance personal safety andperceptions of safety and minimise potential forcrime, vandalism and fear by providing for streetsand urban open spaces to be fronted andoverlooked by housing and actively usedfacilities, especially on routes to and fromschools, public transport stops and other routesused at night.

Supported

BUSHFIRE HAZARD

Community Design Requirement 16The layout of neighbourhoods abutting areas ofhigh bushfire hazard should ensure that streets aredesigned, located and connected to allow safe andefficient movement of emergency vehicles; andthat lots facilitate the siting and design of housesincorporating bushfire protection measures.

Supported


21


PUBLIC PARKLAND

Community Design Requirement 17The layout should provide well-distributedparkland that contributes to the legibility andcharacter of the development, provides for a rangeof uses and activities, is cost-effective to maintainand assists with urban water management.

Supported

Community Design Requirement 18Major linear, district or regional open spaces anddrainage should be located to define theboundaries of neighbourhoods rather than dissectthem.

Supported

URBAN WATER MANAGEMENT

Community Design Requirement 19Urban water management should affordprotection from stormwater and maintain naturaldrainage networks and water quality with a siteresponsive approach while balancing the need forefficient and compact urban development.

Supported

UTILITIES

Community Design Requirement 20The street and lot layout should enable efficientprovision of physical services.

Supported

ELEMENT 2 - MOVEMENT

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MOVEMENT

Movement General Comment

Bus EmbaymentsA preference between embaying to get buses out of the line of traffic and to give peds sight lines alongthe street verse the bus holding up or stopping traffic needs to be stated in the document.

Movement Section Review

Table 1 (p22-23 LN CDC 2000)Councils position will be that maximum dimensions indicated in the table will be applied as standardunless convinced by substantial argument.

Minimum Lane WidthMRWA guidelines set this at 3m (3.2m if they are to be marked) while Austroads and LN CDC allowfor access streets of 5.5m. Council supports a 5.5m road reserve where this standard can be appliedwithout conflict with MRWA guidelines.

City of Joondalup


23


OBJECTIVES

STREET MOVEMENT NETWORK

Movement Objective 1To provide acceptable levels of safety andconvenience for all street users in residentialareas, whilst ensuring acceptable levels ofamenity and minimising the negative impact ofthrough traffic

Supported

Movement Objective 2To provide a managed network of streets withclear physical distinctions between arterial routesand local streets based on function, legibility,convenience, traffic volume, vehicle speed. Publicsafety and amenity

Supported

Movement Objective 3To support frontage development along streetswherever possible.

Supported

Movement Objective 4To establish a movement network which providesconvenient linkages to activity centres and localfacilities either within or adjoining thedevelopment.

Supported

Movement Objective 5To provide a movement network which isefficient, affordable, minimises travel time,supports access to public transport and contributesto limiting fossil fuel use.

Supported

PUBLIC TRANSPORT NETWORK

Movement Objective 6To ensure efficient and convenient rail public transport routesand to locate railway stations within a street network thatfacilitates access by pedestrians, cyclists, buses and cars.

Supported

Movement Objective 7To provide a comprehensive bus route network that is efficientto operate, with stops which are accessible by foot from mostdwellings.

Supported


24


CYCLE MOVEMENT NETWORK

Movement Objective 8To provide a safe, convenient and legible bike movementnetwork to meet the needs of both experienced and lessexperienced cyclists, including on road and off road routes.

Supported

MOVEMENT FOR PEOPLE WITH DISABILITIES

Movement Objective 9To provide a safe, convenient and legible movement networkfor people with disabilities, including those using wheelchairsand similar.

Supported

PEDESTRIAN MOVEMENT NETWORK

Movement Objective 10To provide a safe, convenient and legible movement networkfor pedestrians, principally along the street network, to provideexcellent accessibility between residents and safe and efficientaccess to points of attraction within and beyond thedevelopment.

Supported

Movement Objective 11To design street networks to optimise the walkable access tocentres, schools, public transport stops and stations, and otherdestinations.

Supported

Movement Objective 12To design major routes as integrator arterials with extensiveand frequent opportunity for pedestrians to move safely alongand across them.

Supported

Movement Objective 13To design and detail new developments to promote and supportwalking to daily activities.

Supported

Movement Objective 14To provide pedestrian paths through parks for recreationpurposes wherever practical.

Supported


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STREET DESIGN

Movement Objective 15To provide attractive streetscapes which reinforce the functionsof a street and enhance the amenity of adjacent housing anddevelopments.

Supported within cost parametersThe objective is supported withinparameters. There tends to be overinvestment in landscape foliagewhich imposes a considerable costto Council. Attractive streetscapesneed to be durable and costeffective.)

Movement Objective 16To provide sufficient width of road and verge to allow streets toperform their designated functions within the street network.

Supported

Movement Objective 17To provide street geometry which is safe and appropriate to thestreet function.

Supported

Movement Objective 18To accommodate on-street parking where required, includingparking for people with disabilities.

Supported

Movement Objective 19To provide a safe, distinct and pleasant environment forresidents and other users.

Supported

STREET CONSTRUCTION

Movement Objective 20To construct roads to carry vehicles at a minimum total cost tothe community.

SupportedAs the regulation reads it might beseen to go against the intention ofproviding on street parking

Movement Objective 21To provide a road edge that is appropriate for the control ofvehicle movements, performs any required drainage function, isstructurally adequate and detailed to reflect pedestrian andcyclist 'desire lines.

Supported

Movement Objective 22To accommodate public utility services and drainage systems.

Supported


26


REQUIREMENTS


Movement Requirement 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Table 1, Application Information Requirementssection. A transport or traffic safety andmanagement strategy and walkable catchmentcalculations may be required, as provided for inTable 1, Application Information Requirementssection.

Supported

ARTERIAL ROUTES

Movement Requirement 2Arterial routes should be more convenient forlong distance traffic than the local street network,and routes should be provided in accordance withTable 1: Function and characteristics of arterialroutes.

SupportedCross referencing revision suggestedShould also refer reader to Table 3 as R 17 doeson the same issue.

Movement Requirement 3Street networks should be designed to optimisethe use of arterials by ensuring they will operateat high volume/capacity ratios at peak times.

Supported

Movement Requirement 4Service roads with frontage development shouldbe provided along arterial routes whereverpossible.

SupportedService roads might not be applicable in towncentres though it might still be possible to buildthem Could say …. Provided along arterial routeswhere ever possible with the possible exception oftown centres where traffic speeds will be limited

LOCAL STREETS

Movement Requirement 5Local streets should be provided to support shorttrips for local traffic moving within and betweenneighbourhoods. Local traffic is spread to keepvolumes low. Local streets should be provided inaccordance with Table 2: Function andcharacteristics of local streets. Variations from theindicative values of Tables 1 and 2 will only beconsidered provided cross sections and othersupporting information are provided.

Greater level of insistence requested “should” isvery open / would “shall” be better

Movement Requirement 6Local streets should be designed to discouragetraffic travelling long distances from passingthrough.

Greater level of insistence requested “should” isvery open / would “shall” be better


27


Movement Requirement 7Streets should be designed to enable developmentto front all streets, including arterials for most oftheir length.

Supported

Movement Requirement 8Abutting development should be designed sovehicles entering the neighbourhood connectorcan do so travelling forward.

Supported

Movement Requirement 9Wherever practical streets which facilitatefrontage development should be provided alongrailways to provide business and home-basedbusiness opportunities.

Clarification requiredDevelopment backing on to the rail could alsoprovide business and home based businessopportunities. Is the regulation necessary.

LANE WAYS

Movement Requirement 10Lane ways should be considered to provide accessto parking for small lots where widths are narrow,medium density housing, retail/ commercial,areas, busy streets and development frontage openspace in some circumstances. Typically 6 mwide, laneways can be reduced to 3 m overlimited lengths where performance can bejustified, such as at entrances.

Greater level of insistence requestedThe requirement for laneways here and in R24Lot layout are not very strong. This should be animperative.

STREET NETWORK

Movement Requirement 11The street network should facilitate walking,cycling and use of public transport for access todaily activities, and enable relatively direct localvehicle trips within and between neighbourhoodsand to local activity points.

Text issueThis reads as more of an objective than aregulation

Movement Requirement 12The street network should be site responsive, andhighly interconnected. Neighbourhoodpermeability is provided by having streetsbetween blocks at spacings of not more than240m. The choice of direction and possible routesshould be maximised, with streets and foot pathssubstantially capable of surveillance by residents.

Cross referencing issueReader should be referred to table 3

Movement Requirement 13A local street should be provided parallel toarterials particularl~ where they pass throughtown centres. These streets may be widened toprovide high capacity for on-street parking toserve the centre. The street should be designed torestrict vehicular speeds to an appropriate level

In this case the regulation suggests one possiblesolution and there may be others. Perhaps theregulation should focus on the objective.


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and provide for the needs of other users.

SCHOOLS

Movement Requirement 14A network of local streets focussed towards aschool should be identified and detailed toprovide safe and efficient pedestrian and bikeaccess to the school.

Supported

Movement Requirement 15The street network around schools should bedesigned to provide safe conditions for schoolbuses, car collection and set down with on-siteparking where practical.

Change requestedOn site provision of transit services is promotedby Council and believed subject to the size of theschool site. School sites should be made bigger toaccommodate them – then “where practical” canbe “in all cases”.

CONNECTIONS TO EXISTING AND NEW URBAN AREAS

Movement Requirement 16Street stubs should be provided at spacings of200m or closer to enable street connections to bemade to adjacent future urban areas. The locationof these connection points should consider thefuture overall network requirements of thedistrict.

Text and cross referencing issueRather than at 200m stubs should be inaccordance with Table 3

INTERSECTIONS

Movement Requirement 17Intersections between local streets and arterialroutes should be provided in accordance withTable 3 to reduce overloading on majorintersections and to contribute to shortenedvehicle trips. Junctions between local streetsshould be located to provide a safe and permeablelocal network. Adequate junction spacings may beachieved if spaced in accordance with Table 3.

Text and cross referencing issueStates several regulations under one regulation.Could R17 say in accordance with Table 3 andthen the other point be included as Note points inTable 3.

CULS-DE-SAC

Movement Requirement 18Maximum cul-de sac length should be 120m.

Supported

Movement Requirement 19Culs-de-sac should be located in through streetreservations with linking access for pedestriansand cyclists. The possibilities for longer-terinconnection for through traffic should beincorporated wherever possible.

Greater level of insistence requestedShould is too weak given the resistancedevelopers have to providing reserves that willallow for later connections.


29


Movement Requirement 20Cul-de-sac heads should be designed to minimumdimensions but must allow a rubbish truck tomake a three-point turn. Recommendeddimensions for turning areas are set out in Figure6 of the Guidelines for the Design and GeometricLayout of Residential Roads (Western AustralianPlanning Commission, June 1998

Supported

TRAFFIC SPEED

Movement Requirement 21

The local street network should be designed tonormally produce the target street speeds in Table2. This should be achieved by parked cars.Additional measures of surface obstructions orsharp bends may be introduced where warranted,in accordance with Tables 4, 5 and 6.

Where bends are introduced to control speeds to20 km/h or less, the deflection angle in the changeof alignment of a street or road is at least theangle determined from Table 5.

Where bends, slow points or intersections whichallow speeds greater than 20km/h are used, thelength of street between two bends or slow pointsis as specified in Table 6.

Change requestedSharp bends should not be used alone to slowtraffic as excessive speeds into bends are ahazard. Traffic should be slowed before bends.

PUBLIC TRANSPORT

Movement Requirement 22Bus routes should be located on neighbourhoodconnectors or integrator arterials to provide highlyaccessible and relatively direct routes whereverpractical. An efficient bus service may beachieved by:

• locating bus stops conveniently for thewalkable catchment served at an averagespacing of 300-400m to balance accessibilitywith running time;

• a locating bus stops at potential destinationsincluding schools, neighbourhood and towncentres, stations, recreational areas, industrialareas;

• locating bus stops adjacent to traffic lightsand median islands on busy roads;

• ensuring bus stops will have surveillancefrom surrounding development; and

• ensuring traffic management devices are bus-friendly.

Generally SupportedDot point on surveillance appears out of place. Itshould be placed at the end if it stays here.Should add that bus stops after intersections haveto be embayed to avoid stacking into intersection


30


Movement Requirement 23Streets designated as bus routes should complywith requirements of the Department ofTransport, and street types in Tables 1 and 2, oran alternative which is based on supportinginformation including cross sections.

Supported

Movement Requirement 24Streets near railway stations or bus interchangesshould be focussed towards stops to optimise thewalkable catchments within 400-800m walkingdistance along streets, and have fronting useswhich provide a high level of activity andsurveillance. Walkable catchment analysis may berequired for train stations, bus stops,neighbourhood and town centres.

Change RequirementImplies a radial street network but this creates alot pattern that would not suit regulations in theobjectives of the layout section.

R24 should refer to an acceptable level ofcatchment (60%) as is stated in R32.


Where railway lines cut through or bound aproposed development, sufficient street crossingsshould be provided to integrate urbandevelopment on both sides. This may be achievedby:

• providing street crossings typically at 500mto 1 lane spacing and additional pedestriancrossing at about 300m (maximum) spacings;

• taking advantage of topography to providegrade separations (including low clearanceunderpasses within residential areas)wherever practical;

• providing controlled level crossings wherethe above are topographically impractical orwhere an over or underpass would provide amajor intrusion into the urbanism, (eg. atstations or in town centres);

• locating stations where efficient streetoverpasses or underpasss may be provided;

• supplementing vehicle crossings with at-grade pedestrian/cycle crossing withelectronic ped- gates if desired; and

• depression of lines to contain noise.

Supported


31


Movement Requirement 26Routes, access streets and neighbourhoodconnector streets must have footpaths on bothsides constructed to an approved constructionstandard, except as provided for by R27.

Supported

Editorial RecommendationIn relation to the first dot point - Paths may stillbe required despite lack of development on eitherside of the street if the street is an important link.

The fourth dot point is not a parameter but aframe for the next two dot points. It should nothave a bullet point.

Road should not be use for walking where there ison street parking (peds can’t evade traffic aseasily)

Path may be deleted where the road iscomfortable for people with disabilities - Use ofthe road is probably never comfortable for peoplewith disabilities so a path is probably alwaysgoing to be required.

Movement Requirement 27Footpaths may be omitted from one side of thestreet only where:

• there is no development fronting that part orside of the street; or topography or vegetationprecludes provision; or vehicle speeds arevery low, future traffic

• volumes will be less than 1,000 vpd. and• use of the street pavement is considered safe

and comfortable for some pedestrian use andby people with disabilities; and

• walking will not be deterred by the lack of afootpath .

• In streets where future traffic volumes will beless than 300 vpd footpaths may be omittedonly where:

• use of the road is considered safe andcomfortable for pedestrian use, including forpeople with disabilities.

• The street does not connect or contain useswhich generate high levels of activity.

Supported

Movement Requirement 28Footpaths should be separated from the streetpavement, usually located against the propertyboundary unless vehicle volumes are low andthere are constraints which require footpaths toabut kerbs. Footpaths should be designed andlocated taking into account pedestrian amenity,sun and shade, postal deliveries and likely usepatterns.

SupportedOne of the factors design should take into accountis location of lighting


32


Movement Requirement 29Shared zones should be designed and detailed toenable pedestrians and vehicles to share the samepavement with a sense of equal priority.Reference to road traffic regulations is requiredbefore using shared zones.

Supported

Movement Requirement 30Pedestrian crossings of roads should be providedat- grade wherever practical. Grade separatedpedestrian crossings should only be used wheretopography can be used to advantage and adjacentdevelopment gives good surveillance

Supported

Movement Requirement 31Footpaths should be 1.5m minimum width,widened to 2.Om minimum in the vicinity ofschools, shops and other activity centres. Pramcrossings are required at all intersections andshould have a maximum grade of 1: 12.

Supported

WALKABLE NEIGHBOURHOODS

Movement Requirement 32At least 60% of dwellings within a 400m radiusfrom an existing or potential neighbourhood ortown centre, or an existing or potential bus stopshould be within 400m safe walking distance.

Change RequestedThis talks about catchment aroundneighbourhood centres and bus stops but notschools. The walkablity of the catchment forschools is not covered here or in the schoolssection either. This should be considered.

Movement Requirement 33At least 60% of dwellings within an 800m radiusof an existing or potential railway station arewithin 800m safe walking distance.

Supported


33


CYCLING ON STREETS

Movement Requirement 34A safe, convenient and legible bike networkshould be provided for both experienced and lessexperienced cyclists. The network may compriseboth on-road and off-road routes, planned inaccordance with any State regional plan or localwalking trail or bike plan and responding to:

• projected bike travel demand;• expected vehicular traffic volumes and

composition;• linkages between trip attractors such as

schools,• local centres and other community facilities;

and• safety, security and convenience for users.

Supported

Movement Requirement 35The local street network should provide apermeable network of low volume, low speedroutes for cyclists, to promote on-pavementcycling to daily activities. Abutting cul-de-sacheads should have a bike path connection.Wherever practical provide a continuous localstreet system for cyclists parallel to arterial streets(rather than providing bike lanes or separate pathson arterials). In residential areas where projectedtraffic volume is less than 3,000vpd. cyclingshould generally be on-road, shared with cars.

Supported within parameters(We questioned whether Bikewest would acceptthis – We could say)

Deletion of cycle routes on arterial will besupported where there is an alternative cycleroute where this is not in conflict with Bikewestpolicy.

(That puts the onus on them to shape Bikewestpolicy)

CYCLING ON STREETS

Movement Requirement 36On streets with projected traffic volumes of morethan 3,00Ovpd and near schools, stations, centresor where• long distance commuter cycling and

recreational cycling is undertaken, provisionshould be made for marked lanes, often inassociation with widened parking lanes.

• On higher traffic volume roads, separate bikepaths or dual t, Is may be necessary inparticular cases for safety. arterial routesshould at least incorporate a sealed shoulderfor on-road cyclists. Where arterial routes haveservice roads along them, these should bedesigned for cyclists to ride throughintersections by providing a dual use path tolead to the crossing points.

Supported


34


CYCLING ON PATHS

Movement Requirement 37Specifically designed bike paths not within roadsshould be designed in accordance with approvedconstruction standards and take into account thespecific requirements of long distance commutercycling and recreational cycling. Paths for the useof pedestrians, wheelchairs/motorised wheelchairsand cyclists should be constructed in accordancewith the approved construction standard, and takeinto account the safety requirements of all potentialusers .

Supported

Movement Requirement 38Dual use paths must be provided with facilities forthe separation of pedestrians and cyclists whereappropriate (eg. meeting points or junctions onhigh use activity areas).

Clarification requestedWhat are facilities for the separation of cyclistand pedestrians and is a dual use path a dual usepath if they are separated.

Change of surface, cycle barriers and other cyclecalming devices might be appropriate on dual usepaths. Is this what is meant.

Movement Requirement 39Dual use path width and design should cater forprojected user types and volumes, and to facilitateease of use by the disabled, aged and the veryyoung. Grade separations can be provided wheretopography assists or where the road crossed issuch that a direct path route is desirable.

Supported

Movement Requirement 40Dual use pedestrian/bike paths on neighbourhoodconnectors or arterial routes providing majoraccess to a school should be desirably 2.5m wideand designated as a dual use pedestrian/bike pathin accordance with AustRoads Guide to TrafficEngineering Practice, Part 14: Bicycles. Figure 12provides indicative dimensional criteria for dualuse paths. Where dual use paths are provided, theinside parking/bike lane is not required.

Supported within parameters.(We questioned whether Bikewest would acceptthis – We could say)

Deletion of on road cycle lane where there is awide dual use path is supported where this in notin conflict with Bikewest policy.

FOOTPATH / DUAL USE PATH CONSTRUCTION

Movement Requirement 41Footpaths or dual use paths must have a durable,non- skid surface with tactile paving at bits stopsand traffic signals and at any other road crossingpoint to assist the visually impaired.

Supported


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STREETSCAPE

Movement Requirement 42The Design of each street should convey to theuser its primary function, character and identity,and encourage appropriate driver behavior. Streetdesign should respond to landscape features,vegetation and landforms.

Supported

Movement Requirement 43Appropriate street trees should be provided in allstreets except rear laneways for pedestrian shelter,streetscape and amenity, and traffic management

Supported

STREET RESERVES, ROAD AND CROSSOVERS

Movement Requirement 44The street reserve and road width must besufficient to cater for all functions that the street isexpected to fulfil, including safe and efficientmovement of all users, providing for parking onthe majority of streets, buffering residents againsttraffic nuisance, providing for public utilities andlandscaping. This may be satisfied by using theindicative street designs shown in Figures 2 to 7.

Supported

Movement Requirement 45The combination of road, verge and crossoverdimensions must allow unobstructed access toindividual lots. Motorists must be able to enter orreverse from a lot in a single movement. Thewidthof the crossover at the kerb should be:

• 4.5m in streets with road 5.5m or less wide;and

• 3.8m, in streets with road wider than 5.5m.

The road width must allow vehicles to proceedsafely at the target speed for that type of street.Minor delays caused by vehicles parking on theroad are acceptable.

Proposed addition(Note **) in table 3 - addresses the need for moreon street parking where residential densities arehigh. Document should include a regulation thatcross overs be shared between narrow lots toleave more area for on street parking. Vergewidths and car park set backs could bedetermined so as to provide additional parkingwhere on street parking will be inadequate.

RE There cross over regulation - Engineering tocheck whether they are prepared to amend CofScross over standards

Movement Requirement 46The road width must allow vehicles to proceedsafely at the target speed for that type of street.Minor delays, caused by vehicles parking on theroad are acceptable.

SupportedCross referencing issue.Should refer reader to table 4.


36


VERGES

Movement Requirement 47Indicative verge widths should be at least as setout in Figures 2 to 7. Increases to allow space forlarger’ scale landscaping, indented parking, futureroad widening, retaining walls, dual use paths orswale drains may be needed. Refer Element 6:Utilities.

Supported

TRAFFIC CALMING

Movement Requirement 48Speed control devices should be included toachieve the target speeds in Table 7.

Any slow points including road narrowingsshould be designed to take into account the needsof cyclists, either by ensuring speed compatibility,adequate space for concurrent passage or by off-street diversions. AustRoads Guide To Traffic.Engineering Practice Part 14 provides examples.

SupportedCross referencing issueRefers reader to table 7 but the required detailsare in table 4 and 6.

STOPPING SIGHT DISTANCES

Movement Requirement 49Stopping and intersection sight distances must bebased on the intended speeds for each street type.The minimum sight distances are set out in Table7. For arterial routes refer to AustRoads Guide toTraffic Engineering Practice.

Supported

Movement Requirement 50Truncations are only required on any corner lots,in site-specific circumstances where it isdemonstrated that sight lines or turning radii arerestricted as a result of narrow verges, topographyor street reserve width, or to accommodate aroundabout, footpath or utilities. Where required,the size of the truncation must provide adequatesight distance or pavement radius and footpath,and adequate provision for the required utilityservices.

Supported

Proposed additionTruncation to laneways is not necessary where a6m lane has only a 3m carriageway that guidescars down the centre. These two options could beshown in examples.

GENERAL GEOMETRIC CRITERIA

Movement Requirement 51Cross-falIs on street pavements should generallyfall between 2% and 7%, and longitudinalgradient should not exceed 15% except on accessstreets which may have grades up to 20%.

Supported


37


INTERSECTIONS


Kerb radii at intersections should be kept to theminimum, which satisfies the required turningtemplates, keeping pedestrian crossing distancesto a minimum '. and controlling turningvehicle speeds. Pram crossings are required atkerbs on all intersections.

At intersections, turning vehicles must beaccommodated using SAA design vehicles andturning templates, to enable turns to be made in asingle forward movement as follows:

• for turns between arterial routes andneighbourhood connectors or access streetsthe design articulated vehicle (turning pathradius of at least 1 lm), using any part of thepavement(Figure B5 in AS2890.2, 1989);

• for turns between neighbourhood connectoror access street and an access street, thedesign heavy rigid vehicle (turning pathradius 1 lm),using any part of the pavement(Figure B4 in AS2890.2, 1989); and

• for turns between all streets except lane ways,the B99 design car (turning path radius7.5m),using the correct side of the pavementonly (Figure B 1 in AS 2890.1, 1986).

Supported

Movement Requirement 53Intersections should allow all desired movementsto occur safely without undue delay. Figures 14 to18 show typical solutions to a range ofintersection types.

Supported

Movement Requirement 54On arterial routes and neighbourhood connectors,intersection design and management is inaccordance with the guidelines set out inAustRoads Guide to Traffic Engineering PracticePart 5, Part 6 or Part 7.

Supported


38


Movement Requirement 55In local streets four-way intersections controlledwith Stop or Giveway signs may be appropriatewhere:

• Design details indicate the presence on theintersection on all approaches Leg length onminor approach roads is less than 80m

• demand for crossing movements of the majorstreet is low; and

• approach speeds will be low due to designdetails.

Appropriate methods of indicating the presence ofthe four-way intersection include the following:

• pavement narrowed and/or raised in theminor leg ;

• traffic islands are installed;• deflection of the reservation in one street

allows buildings to terminate the view downthe streets into the intersection; or

• presence of warning signs.

Supported

Movement Requirement 56Local street four-way intersections not meetingthe requirements of R55 should be managed withsmall roundabouts or intersection road narrowingtreatments. Splitter islands with barrier kerbs andsigns are not generally required for roundabouts atintersections of local streets with local streets andneighbourhood connectors.

Supported

Movement Requirement 57Central islands on local street roundabouts shouldbe of the minimum practical dimensions toachieve appropriate deflection as set out inAustRoads Guide to Traffic Engineering PracticePart 6. Central islands may be fully or partlymountable to allow passage of the Design SingleUnit Vehicle using all of the available pavement.

Supported

BUSHFIRE REQUIREMENTS

Movement Requirement 58Streets abutting areas of high bush fire hazard onthe long term urban edge or conservation areashould bedesigned to the requirements of the Bush FiresBoard or local bush fire agency to provideadequateaccess to fire and other emergency vehicles underconditions of poor visibility.

Supported


39


ROAD CONSTRUCTION

.Movement Requirement 59Road pavements must be of design strength not tobe damaged by construction or buildingequipment

Supported

Movement Requirement 60Paved surfaces must be of design quality anddurability to ensure the safe and appropriatelycomfortable passage of vehicles, pedestrians andcyclists, and discharge of stormwater by ensuringthat:

• flexible pavement design is based on theARRB residential street design method(ARRB, 1989) using a 25 year design life; or

• concrete pavement design is based on theCCA guidelines (CCAA, 1984) or AustRoadsPavement Design Guidelines using aminimum 25 year life span; or

• interlocking block pavement design based onthe ARRB interlocking block pavementdesign method (ARRB, 1985) to a minimum20 year life span.

Supported

ELEMENT 3 – LOT LAYOUT

40


LOT LAYOUT

INTRODUCTION

This Element principally outlines requirementsfor residential lots in a planning context wherea mixture of compatible uses is encouraged.

Key differences from current practiceThere is a range of requirements that differfrom current residential lot layout practice.They include:

• emphasis on greater lot size variety forhousing choice and affordability;

• provision of lots in appropriate locationsfor

• mixing of compatible uses;• allowing a variation to the minimum lot

size set out in the Residential PlanningCodes (R Codes) to achieve diversity;

• lot design for climate-responsivedwellings;

• lot design facilitating developmentfronting major streets and public openspace to support safety and surveillance;

• corner lot truncations are generally notrequired;

• allowing Detailed Area Plans (DAPs) todefine building envelopes and accessrequirements for small lots, instead ofrequiring development approval to beobtained as a condition of subdivisionapproval.

Lot layouts for housing diversity anddensityThe present limited lot diversity in manysubdivisions, resulting from use of the RCodes, may be varied under this Element toachieve greater diversity and density. Thecommission is guided but not constrained byTable 1 of the R Codes in respect of minimumand average lot sizes. In exercising discretionto vary lot sizes, the Commission will beguided by its policy outlined in PlanningBulletin No. 20 (February 1997). Where anyprovision of Liveable Neighbourhoodsconflicts with any mandatory specification ofthe R Codes, the R Codes will prevail.

The Commission encourages a mixture of lotsizes distributed throughout neighbourhoods toprovide housing choice. A wide range of bothlot sizes and housing types is needed to caterfor increasingly diverse household types.These may range from those targeted to upper-income households, including conventionallarger lots with views, but also well-located

higher quality medium density housing, tothose at the more affordable end, includingsmaller lots, duplex lots, and possiblyapartments and studio units, sometimes overgarages along back lanes. Medium densityhousing and small lot development should bemade more appealing by placing it in goodlocations such as close to town andneighbourhood centres or overlooking parks.Smaller lots need to predominate near townand neighbourhood centres and publictransport stops to achieve sufficient density tosupport these facilities. Sites intended formulti-dwellings or future small lotdevelopment should be identified on structureplans.

Lots for special uses and future residentialand/or business intensificationWhere a structure plan has been produced,areas for business, employment, home-basedbusinesses, schools and other activities shouldhave been identified. Lots with appropriatedimensions and characteristics need to beprovided to facilitate these proposed activities.Often, mixed commercial and residentialdevelopment near centres will be proposed, yetonly the residential component will be built inthe first phase of development. Despite this,affected lots should be carefully dimensioned,and longer term Detailed Area Plans specifiedto facilitate incremental redevelopment. Theseguidelines should provide for efficient layoutand access for rear parking, together with, say,large front setbacks that would enable abusiness to be constructed in front later.

In some urban fringe areas, residential landmay be developed on sites near proposedrailway stations or town centres well inadvance of these facilities. In these areas largerlots could be required to incorporate DetailedArea Plans that facilitate future intensification.For example, a house on a 700m2 lot could besited and designed to enable future subdivisionand an additional dwelling to be built.

Lot design for climate responsive dwellingsWestern Australia has distinct climates,ranging fro tropical in Broome to temperate inAlbany.Each climatic area requires different lot layoutand dwelling design responses to maximise theopportunities presented by the characteristicsof the climate. While some Requirements areprovided for the various climate areas, it is


41


stressed that local governments may wish todevelop and refine these concepts inaccordance with regional variations.

The use of breezes to cool dwellings is animportant response to the climatic conditionsin northern Western Australia and may affectlot orientation and length-to-width ratios, aswell as contribute to the vernaculararchitecture and local identity.

In the temperate zone, design to capture wintersun and block summer sun predominates. Lotlayout for solar access requires apredominantly north-south/east-west streetorientation. The correctly orientated lotsshould have guidelines specifying appropriatebuilding setback from the northern propertyboundary to enable good winter sun access tosuitably located and sized windows.

Lot layout to front parks and natural areasStreets, with lots fronting them, should edgethe majority of parkland and bushland. Thisprovides higher amenity and greater safety forboth the open space users and residents. No lotshould require a back fence onto a park, orconversely turn its back on the street.

Where full street frontage is impractical, orwhere streets on both sides of a linear park areunnecessary, lot layouts can providedevelopment frontage through designsincorporating rear lanes or battle-axe lots, withdwellings to front the park/footpath.

Lot layout to front major streetsOn major streets careful lot layout is critical toachieving appropriate vehicle access, mixeduse potential, noise management, visitorparking and urban amenity. Back fences alongmajor streets have become commonplace inmore recently developed suburbs. This solutionarose as an initial response to prohibit vehiclesfrom reversing out into heavy traffic. It is nowrecognised that there are many economic,environmental and community safetydisadvantages of the back fence response tothis problem.

New solutions solve the reversing problem bydesigning alternative vehicle access methods.Thus it is possible to capitalise on the benefitsassociated with development fronting virtuallyall streets except freeways. Service roads, carcourtyards, on-lot manoeuvres for frontwardsexit, rear lanes and battle-axe lots can allprovide solutions.

Lot layout and garage locationsResidential lot dimensions should suit efficientgaraging and have regard for on-street parkingprovision.

This Element suggests the setting back ofgarages behind the frontage of a dwelling toavoid streetscapes being garage dominated.This streetscape issue will also be addressedwhen the R Codes are reviewed in due courseOther approaches to reduce the impact ofgaraging are to encourage the use of rear laneswhere lots are narrow, and the use of singlewidth garages. These options also increase thequantity of on-street parking as drivewaycrossovers are reduced.

Corner lot truncations generally notrequiredCorner truncations have traditionally hadsplayed or “truncated” corners, typically of 6m x 6 m, to provide for sightlines to satisfy theformer “give way to the right” rule. However,sightlines were rarely needed to provideadequate safety at stop signs or other slowpoint controlled junctions. Many poorly shapedcorner lots resulted, and this has beenhighlighted over the past several years as lotshave become reduced in size and the impact oftruncations has increased.

In response to this issue, Edition 1 of LiveableNeighbourhoods only provided for truncationsin circumstances where site-specific problemsresult in turning radii constraints. Thisapproach was reviewed in the Street Layout,Design and Traffic Management Guidelinesthat have been prepared to support E2Movement Network.

The review found that a balance is required toallow for ease of pedestrian movements atcrossings and safety for street users as well asproviding for the necessary services within thestreet reserve. To appropriately align andposition stormwater and other services atintersections, a small truncation is generallyneeded. However, this should be minimal tokeep vehicle speeds low because the kerbreturn radii also influences the swept path ofvehicles and the speed at which those turns aremade.

As a result, Edition 2 provides for cornertruncations of 3 m x 3 m as a “default” in thelocal street network. Specific situations mayrequire an increase in the default requirement(e.g. for road geometry where there is an acuteangle of intersection between two streets), ordecrease in the default requirement or no


42


provision (e.g. in a location of proposednarrow frontage lots where services can still beaccommodated). These situations shouldnormally be handled at the detailed planningand engineering design phase, followingpreliminary approval. Truncations may also beneeded for the intersections of laneways andstreets where a footpath is located close to theproperty boundary. In this circumstance a 2 mx 2 m truncation will be required.

Layouts to facilitate noise protectionThroughout urban areas, many major roads,some rail lines, and some industries generatehigh levels of noise which may be detrimentalto residential amenity. In conventionaldevelopment, solutions have often requiredlarge setback distances, noise mounds and highsolid walls. However, these solutions havesterilised land and reduced mixed usedevelopment opportunities. It is also nowrecognised that the residential population ishighly varied in its sensitivity to noise, with upto 10% of households not uncomfortable withrelatively noisy environments.

Design solutions exist to enable lots to beprovided and developed adjacent to noise-generators. These include providing acontinuous “wall” of business buffer buildings,specially detailed noise-buffering homebusiness or home workspace lots, through todwelling layouts which locate bedrooms awayfrom noise sources.

Detailed Area Plans (DAPs)(Formerly Building and Access Guidelines)

Achieving better residential design outcomesrequires a mechanism to enable lot design to belinked to a future building without the buildingplan being submitted at subdivision. This isparticularly important for small lots wheredesign co-ordination is required to ensure thatbuildings work both for their owner and thestreetscape.

Edition 1 of Liveable Neighbourhoodsproposed a mechanism of Building and AccessGuidelines that were to be effected in theModel Scheme Text, but this approach was notproceeded with following submissions. TheDraft Model Text Provisions for StructurePlans provides an alternative method toBuilding and Access Guidelines. It proposesthat a Detailed Area Plan may be prepared fora particular lot or in a particular locality andsubmitted to Council for approval. Onceapproved, the plan is used as the basis forsubdivision and development.

DevelopmentApproval will only be required where avariation to a Detailed Area Plan is proposed.A Detailed Area Plan also provides analternative method of satisfying clause 2.5 ofthe Residential Planning Codes for concurrentdevelopment with subdivision for lots less than350m2.

The Commission will utilise currentlyavailable mechanisms (such as the DetailedSite Plans in the Shire of Swan Town PlanningScheme) pending implementation of the modelprovisions.

SubdivisionWhere design coordination is likely to berequired of a subdivision but a Detailed AreaPlan has not been approved, the Commissionmay approve an application for subdivisionsubject to the applicant submitting and gaininglocal government approval to a Detailed AreaPlan prior to final subdivision approval. Futurepurchasers will be required to be notified.

CovenantsWhere a local government has not incorporatedthe Draft Model Text Provisions for StructurePlans in its town planning scheme, theCommission where appropriate mayalternatively require design co-ordinationthrough restrictive covenants for a specifiedperiod executed by the owner.


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OBJECTIVES

Lot Layout Objective 1To provide a range of residential lot sizes to suit the variety ofdwelling and household types in Western Australia with areaand dimensions that meet user requirements.

Supported

Lot Layout Objective 2To provide lots which are orientated and dimensioned to suitenergy efficient housing which can minimise energy use forheating in winter and cooling in summer or which respond tolocal climatic conditions.

Supported

Lot Layout Objective 3To provide lots with area and dimensions that protectenvironmental features and take account of site constraints.

Supported

Lot Layout Objective 4To arrange lots to front streets, major streets and parkland suchthat development enhances personal safety, traffic safety,property safety and security; and contributes to streetscape andpark quality.

Supported

Lot Layout Objective 5To facilitate development which uses land and infrastructureefficiently, and which encourages cost savings in housing tobenefit the economy and the environment.

Supported

Lot Layout Objective 6To provide for smaller lots and lots capable of supportinghigher density development in and around town andneighbourhood centres and public transport stops, andadjacent to higher amenity areas such as parks.

Supported

Lot Layout Objective 7To provide lots in appropriate locations which are suited tobusiness development to reduce travel and provide jobs.

Supported

Lot Layout Objective 8To guide building layout and access on special sites, smallerlots and mixed use development sites to enable efficient use ofsites, protection of neighbours and streetscape amenity, parkingoptimisation, or to enable future intensification.

Supported

Lot Layout Objective 9To provide lots which facilitate safe and efficient vehicle accesswithout street frontages being dominated by garages and parkedcars or creating unsafe conditions along arterial routes.

Supported

Lot Layout Objective 10To provide lots which facilitate noise management.

Supported


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REQUIREMENTS


Lot Layout Requirement 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Applications Under Liveable Neighbourhoodssection. Detailed Area Plans (DAPs) may berequired.

Supported

LOT SIZE AND DIVERSITY

Lot Layout Requirement 2A variety of lot sizes and types should beprovided to facilitate housing diversity and choiceand meet the projected requirements of peoplewith different housing needs.

Supported

Lot Layout Requirement 3Lots must have appropriate area and dimensionsto enable efficient siting and construction of adwelling and ancillary outbuildings, provision ofprivate outdoor space, convenient vehicle accessto a public road and adequate parking.

Supported

Lot Layout Requirement 4To facilitate lot diversity and an urban structurethat is pedestrian friendly, street and lot layoutsshould provide for perimeter blocks that aregenerally in the range of 70-120 m deep by 120-240 m long.

Supported

Lot Layout Requirement 5Smaller lots and lots capable of supporting higherdensity should be located close to town andneighbourhood centres, public transport andadjacent to high amenity areas such as parks.

Supported

Lot Layout Requirement 6Lots intended for re-subdivision and/ordevelopment of more than one dwelling should beidentified as such on a plan of subdivision. Singledwelling lots should not be further subdivided fora specified period, although a principal dwellingand ancillary dwelling may be constructed on anylot provided it meets any DAPs and mandatory RCode requirements.

Supported


45


Lot Layout Requirement 7The subdivision should maximise the lot yield forthe relevant R Coding unless it can bedemonstrated that:

• an overall structure plan has been approvedthat achieves the R Code density, whilespecifying a lower density which must be metfor this subdivision/precinct; or

• the site analysis demonstrates that the R Codedensity is inconsistent with satisfaction ofother provisions of LiveableNeighbourhoods; or

the R Codes are indicative of a density associatedwith a future town centre or railway station, andthe development substantially precedes thesefacilities. In this case, a subdivision may beapproved provided that incremental intensificationof the first stage development to the R Codedensity can occur without significant demolition

Supported

Lot Layout Requirement 8An application for subdivision should conform tothe minimum and average lot size and frontagerequirements of the R Codes. The Commissionmay agree to vary the minimum lot size by up to10% providing the average lot size for thespecified R Code is maintained and the localgovernment agrees. In applying this policy, theCommission will have regard to the following:

• the lots created will contribute to Objective 1of this Element, achieving lot size variety;and either

• each lot 350m2 or greater is capable ofaccommodating a dwelling in accord withDAPs submitted for approval in conjunctionwith a subdivision application; or

• each lot less than 350m2 has DAPs applied inaccordance with R26 of this Element.

Supported

Lot Layout Requirement 9 When an applicantdemonstrates to the satisfaction of theCommission that the market may not supporthigher densities at the time of subdivision, it mayaccept a design for larger lots which isaccompanied by DAPs setting out an overlay plandemonstrating how higher densities can beachieved in the future.

Supported


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DEVELOPMENT NEAR CENTRES AND STATIONS

Lot Layout Requirement 10In areas close to town centres, railway stationsand major bus stops, lot sizes should be providedwhich enable adequate medium density housing tobe produced to support the facilities and/or publictransport service. This may be achieved by:

• providing for housing density of at least 25dwellings per hectare within 400 m ofrailway stations, and at least 15 dwellings perhectare from 400 m to 800 m of stations;

• ensuring housing densities of at least 15dwellings per hectare within 400 m of majorbus stops; and

• locating housing close to public transportstops for those groups in society dependenton such forms of transport.

Supported

Lot Layout Requirement 11In areas which are being developed substantiallyprior to a planned nearby major urban centre orrailway station, lot dimensions and developmentshould be designed to facilitate futureintensification. This should be achieved usingDAPs providing for dwellings to be located toenable re-subdivision adjacent to the existinghouse for one or more additional dwellings. Onsmaller lots, dwellings should be capable of beingextended in future for a separate dwelling.

Supported

Lot Layout Requirement 12Where a town or neighbourhood centre isproposed, appropriate lots for retail, business andcommunity purposes should be provided. Theselots should enable building layouts along streetfrontages and efficient off-street car parkingprovision at the rear or side of the lot.

Supported


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MIXED USE DEVELOPMENT

Lot Layout Requirement 13Adequate lots for non-residential or mixed usedevelopment should be provided in appropriatelocations to facilitate business and employmentgeneration, taking into account:

• the need for business and home-basedbusiness to locate around town andneighbourhood centres and along arterialroutes;

• opportunities for home workspacedevelopment, often backing on to or frontingacross to industrial development;

• ability of uses and building forms to act asnoise buffers to external noise sources suchas major roads, railways or industries;

• the capacity of potential mixed use lotsinitially developed for housing to efficientlyconvert to or add a business use; and

• opportunities to allocate highly accessiblestrategic sites on transport routes to largescale industrial or distribution uses.

Where non-residential land uses are provided, thechange of use should occur along the rearboundary line of lots, rather than the streetfrontage wherever possible to provide acompatible use transition.

Supported

Lot Layout Requirement 14Where land for industrial or similar uses isproposed, the size and dimensions of lots abuttingor across streets from residential lots should beappropriate and available for development thatprovides an effective high amenity transition

Supported

SCHOOL SITES

Lot Layout Requirement 15Sites for government primary schools must be 4ha in area, rectangular to square in shape (lengthof the site not to exceed twice the width), andbounded by streets on at least 75% of thefrontage. The site must contain an area ofapproximately 75 x 110 m for a junior sportsfield.

Primary schools should be co-located with districtopen space areas to encourage shared use offacilities. Where a primary school is co-locatedwith district public open space containing activesports facilities, the area required for the juniorsportsfield need not be provided on site if analternative sportsfield is available and it is within100 m safe walking distance of the school. Lotsizes for schools may also be reduced where it isdemonstrated to the satisfaction of the

Supported


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Commission and the Education Department ofWestern Australia that site conditions enable thesiting of school facilities and buildings in amanner that requires a lesser area of land.

In hot arid areas of W.A. public parkland shouldbe combined with school ovals to maximiseefficient use of limited water resources.

SITE AND CLIMATE RESPONSE

Lot Layout Requirement 16Lot size and dimensions should enable dwellingsto be sited to:• protect natural or cultural features;• acknowledge site constraints including noise,

soil erosion, poor drainage, saline soils andbushfire risk;

• minimise earthworks and retaining walls onsloping sites;

• capitalise on views; and• provide space for appropriate planting for

microclimate management and energyconservation.

Supported

Lot Layout Requirement 17Lots in temperate climates should be orientated tofacilitate siting of dwellings and private openspace to take advantage of winter solar access andsummer sun deflection. This may be achieved by:

• maximising the number of lots which havetheir long axes within the range N20 o W toN30 o E, or E20 o N to E30 o S;

• varying the depth of north-south orientatedlots to provide longer, narrower lots on thesouth side of the street and shorter, wider lotson the north side;

• dimensioning lots to protect solar access onsite, taking into account likely dwelling sizeand siting, relationship of each lot to thestreet and abutting dwellings, and existingvegetation. Table 1 provides a guide to thedesired setback distance of the north wall of adwelling from the northern boundary of thelot; and

• ensuring lots with the long axis east-west are12 m or more wide, unless they are intendedfor use by attached dwellings.

Supported


49


Lot Layout Requirement 18Lots in hot humid and hot arid climates should beorientated to facilitate the siting of dwellings totake advantage of micro-climatic benefits,including cooling breezes, shading and canopyvegetation.

Supported

BATTLE-AXE LOTS

Lot Layout Requirement 19Battle-axe lots must only be used where they canachieve adequate amenity for residents andneighbours, and enhance community safety, insituations including:

• outlook over parks;• providing frontage to major streets;• elevated views;• providing vehicle access to sloping sites; and• in very limited circumstances, larger lots

adequate for self-containment of a dwellingand its outlook.

Supported

Lot Layout Requirement 20Access leg widths for each lot must be aminimum of 4 m. The Commission may considerfurther reduction where local government andservicing authorities concur. Joint access legs maybe 3 m each. Only in special cases will more thantwo combined access legs be permitted.

Supported

FRONTAGE TO PARKS AND NATURAL AREAS

Lot Layout Requirement 21Lots must be orientated to front parkland andnatural areas to enhance amenity whilecontributing to personal and property security anddeterrence of crime and vandalism. Frontage toparks may be achieved by a variety of lot layoutsolutions

Supported

FRONTAGE TO STREETS AND ARTERIAL ROUTES

Lot Layout Requirement 22Lots should be orientated to front streets andarterial routes to provide good streetscape amenityand surveillance, and to facilitate business andhome-based business development.

Supported

Lot Layout Requirement 23On streets with vehicle volumes greater than3,000 vpd, lot layout must ensure that vehicleegress will not involve reversing into the street.

Supported


50


Appropriate egress may be achieved by a varietyof lot layout solutions that still maintain frontage,including:• using service roads to busier arterial routes;• using battle-axe lots to provide vehicle access

from side or rear streets;• arranging lots to side onto busier streets, with

vehicle access from a side street;• providing for frontwards exit layouts for

garages and driveways for some larger lotsfronting neighbourhood connectors viaDAPs; and

• providing shared driveways to garages atrear, arranged to require frontwards exit viaDAPs.

LOT WIDTH AND GARAGE LOCATION

Lot Layout Requirement 24Lot widths should be suited to provision of carparking, garaging and driveway access in amanner that does not result in garages or carportsdominating the street frontage. This may beachieved by:• providing rear lanes for garage access where

most of the lot widths are less than 10 m;• using DAPs on lots less than 13 m wide to

require garages accessed from streetfrontages to be single width, setback behinddwelling fronts and accessed by a singlewidth kerb crossover; and

• specifying car parking, access locations andbuilding envelopes through DAPs to setbackgarages behind the front of a dwelling with atleast 5 m from the street frontage to providean additional tandem parking space.

Supported

NOISE-BUFFERING

Lot Layout Requirement 25Subdivision layouts abutting external noise-sources such as arterial routes, railways, orindustries should provide lots capable ofaccommodating:

• non-residential uses which provide a shield toresidential uses behind;

• home-business uses with the workplaceproviding the buffer; and/or

• dwelling layouts which locate the morenoise-sensitive rooms away and protectedfrom the noise source.

Supported


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DETAILED AREA PLANS (DAPS) FOR SMALL LOTS AND SPECIAL SITECONDITIONS

Lot Layout Requirement 26DAPs must be prepared for all lots less than 350m2. DAPs may cover any of the matters listed inTable 2 and will be evaluated against criteria inTable 3 and the R Codes objectives (clause 1.2.1).They must include at least the following matters:

• parking and access:provide two spaces per dwelling, one ofwhich may be in tandem;specify the vehicle access point in a mannerthat optimises on-street parking. Where a laneis provided, parking must be accessed fromit; andspecify the garage location and size andensure it is set back behind the frontage of thedwelling.

• building envelope and windows:specify the minimum frontage setback andmaximum building height, build-to-boundarylocations and wall heights, and other side andrear setbacks (e.g. relating to solar access,tree protection, easements); and

specify any critical window locations andtreatments (e.g. for solar access, shading,frontage outlook, or to limit overlooking ornoise intrusions, or to improve surveillance).

• private open space and fencing:ensure that a minimum private outdoor areaof 40 m2 , with minimum dimension of 5 m,will be provided at the side or rear of thedwellings; and

limit front fence height to a maximum of 1 mif solid, and to 1.5 m if more than 50%transparent.

• time limits and variations:a time limit for commencing construction ofthree years from date of final subdivisionapproval, and for expiry of DAPs after fiveyears, after which normal developmentapproval processes will apply; and

DAPs must not be varied, except with thewritten approval of the local governmentafter it has consulted with abutting owners.

Generally Supported

Request further clarification as to how these willbe enforced. A Scheme approach is preferred toCaveats on title. City of Joondalup hasprovisions in its scheme for “Development Areas”which allows for “Structure Plans” containingvariations on DAPs. IS this the appropriatemodel for DAP’s.

The 5 year sunset clause is problematic as it mycreate local community tensions where lots arenot developed for 5 years and then developed in away that is out of character with otherdevelopment. We would prefer to have DAP’s inthe Town Planning Scheme and allow for theirmodification or removal through that process.


52


Lot Layout Requirement 27For smaller lots, DAPs and lot dimensions shouldstrongly encourage building to one or both sideboundaries whenever practicable, and to front orrear boundaries wherever appropriate to thestreetscape and site conditions.

Supported

Lot Layout Requirement 28DAPs may be used for lots between 350m2 and450m2 and should be prepared for any lotsgreater than 350 m2 where special site conditionsexist or where other siting or access mattersrequire control, including:

• scope for future intensification ofdevelopment;

• controlling vehicle access and egress;• setting special conditions on narrow lots; and• addressing noise-buffering requirements.

Supported

Table 2 - MATTERS FOR INCLUSION IN DAP’s

Building envelope – setbacks, build to boundary areas, heights, floor levels, wall articulation, northboundary setback for solar access.

Building details – frontage orientation, privacy, street surveillance and window location/screening,style elements, roof form, colours and materials.

Parking – number of spaces, location, access, form.

Private open space – location, dimensions, qualities.

Fencing – heights, materials, detailing, retaining walls.

Services – easements, stormwater, air conditioners.

Landscaping – protection of existing streets, space for shade trees.

Noise-buffering – dwelling design and layout to protect from external noise, provision of noise-buffering walls.

Ancillary dwellings/studio dwellings, home business or home workspace – potential location andsize.

Storage space – potential location and size.

Energy efficiency – window location, shading, shared boundary walls.

Siting on lot in relation to slope – retaining walls, cut and fill.

Encroachments – porches and verandahs, utilities, reciprocal rights-of-way, party walls.

Mechanisms for expiry or variations of DAPs.


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TABLE 3: CRITERIA FOR EVALUATION OF DAP’s

Detailed Area Plans should result in residential development that satisfies the following matters:

- day lighting; visual and acoustic privacy; occupant and community safety; solar access foramenity and energy efficiency;

- useable private recreational open space;

- high levels of amenity protection for existing abutting neighbours from overlooking,overshadowing, noise intrusion or visual bulk adjacent to principal private open space areas;

- reasonable levels of similar amenity protection for adjacent dwellings within the developmentconsistent with anticipated future resident expectations;

- streetscape quality and neighbourhood character, including building scale and character,fencing and landscaping, location of garages behind the fronts of dwellings;

- opportunities as identified for future intensification or business development are facilitated;

- adequate on and off-street car parking, vehicle access, storage and servicing requirements; and

- protection or response to any specific site features.

Notes to indicative Precinct Plan1 Driveways are to be located in the positions shown to protect the streets’ terminating vista, to

facilitate maneuverability in narrow streets and to optimise on-street parking capacity.2 All garages set back 5 m minimum from street frontage. Double garages permitted only on

lots 15 m or wider. Garages must not project forward of dwelling frontage.3 Living room to face north setback area of 6 m minimum depth, with windows a minimum of 7

m long. Eaves or verandas of 1 m minimum width to shelter windows.4 Verandas and porches may project up to 3 m forward of dwelling frontage setback line on

south lots and up to 2m forward on north lots and east-west lots.5 Fences: front fence height to be limited to a maximum of 1 m if solid and to 1.5 m if more

than 50% transparent.6 The areas shown as open space are minimums; and the areas shown as buildings are

maximums. An area of 40m2 , with minimum dimension 5 m, must be provided at the side orrear of dwelling.

7 Wall heights: Maximum wall height for single storey on boundary is 3.3 m. Maximum wallheight for double storey on and off boundaries is 6.3 m.

8 Overall building height maximum 9.5 m.9 These DAPs apply to construction commenced within 3 years of final subdivision approval

and expire within 5 years of it.10 Variation of DAPs is not permitted, except with written approval from local government after

it has consulted with abutting lot owners.

ELEMENT 4 – PUBLIC PARKLAND

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PUBLIC PARKLANDINTRODUCTION

Parklands that can be used by the wide rangeof people living and/or working in urban areascontribute significantly to quality of life.Through careful placement in a site-responsivedesign, they can also contribute towardslegibility, identity and a sense of place thathelps build communities.

Key differences from current practicePublic open space has been derived from aquantitative calculation and it has too oftenbeen inconveniently located, inappropriatelysized, or poorly surveilled.

Restraints on local government expenditurewith consequent limiting effects on localgovernment’s ability to develop and maintainopen space has directed open space towardslarge playing fields (sometimes combined withschools and other community facilities) forease of maintenance. This has been criticisedfor not producing a range of public openspaces to meet the needs of all user age groupsand not providing accessibility to youngerusers in local neighbourhoods.

Linear open space links combined withpedestrian access ways have been used toprovide a separate pedestrian and bike networkto roads. These networks are increasinglyquestioned because of the lack of surveillanceand related concerns over personal safety.

Change third paragraph as it does not make itclear enough that we are not talking aboutforeshore reserves and other linier spaceswhere the cycle net work is separated (runs inthe linear space) but there are still roadsfronting.

Linear open spaces located behinddevelopment have been used to provide apedestrian and cycle networks separated fromthe road. These have been criticised for….

A wider range of parks and other openspaceLiveable Neighbourhoods seeks to provide arange of site responsive urban parkland whichis surveilled, safe and conveniently located forthe majority of residents. The Commissionfavours a balance between neighbourhoodparks, readily accessible to residents, andlarger playing fields to be shared betweenneighbourhoods.

Seeks to provide a range of site responsiveurban parkland which is passively surveilled,(surveilled is used often to mean surveillancecameras or patrols. These may be used bysome Local Governments but the design shouldassume surveillance will not be provided inthis manner but by passive surveillance etc).

Small local parks (up to 3,000 m2) areencouraged for local children’s play and asresting places for elderly or disabled people inappropriate circumstances and wheremaintenance arrangements can be agreed withthe local government.

Small local parks (up to 3000 m2) areencouraged for local residents providing play,gathering and resting places for elderly anddisabled. (That is these parks should beinclusive of the full range of passive users)

Concession to reduce public open space from 10% to 8% of gross subdivisible area


55


Since 1956, the Commission and itspredecessors have required subdividers to cede10% of the gross subdivisible area of newresidential neighbourhoods free of cost to theCrown, as recreation reserves. To encouragethe provision of improved urban areas withoutincreasing development costs, and to achievequality open space and neighbourhood amenityat the time of subdivision, the Commission willnow consider a discount of 2% of thecontribution. The Commission must besatisfied that the provisions of LiveableNeighbourhoods have been followed; local andneighbourhood parks are developed to at leasta basic level of landscaping includingearthworks, grassing, tree planting, irrigationand a maintenance program/commitment fortwo summers; and that any regional andforeshore reserves are given up in accordancewith existing policy requirements.

Community facilities sitesSites for community facilities such ascommunity centres, meeting halls, branchlibraries and kindergartens, pre-schools anddaycare centres are increasingly important forcommunity development.

The Commission may accept a reduction in the10% proportion of public open space within asubdivision on request of a local governmentfor a community facilities site, whereequivalent area of land is made available freeof cost to the local government for the specificpurpose. Community facilities sites should beconsidered for neighbourhood and towncentres to assist in forming a community focus.They may also be located with open space inparticular circumstances such as where jointuse of the facility and park is envisaged. Theirproposed location must be explained in termsof their purpose, benefit to urban structure andaccessibility to likely users.

The possible reduction from 10% open spacecontribution to 8% comes at a time when thereis greater demand for a wider variety of playfields. This is likely to limit the area left forneighbourhood and district parks. It istherefore a concern that functional spacemight be lost to natural areas and culturalfeatures.

Identified areas of significance. (Bushplan,DEP conservation areas, aboriginal sites)serving regional needs and values should beprotected but not at the cost of functionalspace serving the local neighbourhood. Whois permitted to decide what non regionalNatural Areas and Cultural Feature should bekept and who provides the study of local needsshould be determined.

Natural areas and cultural featuresThere may be opportunity for natural areas andcultural features to be incorporated intoneighbourhood and district parks. TheCommission will be guided by advice from therelevant local government that active andpassive recreation needs of future residentswill be adequately catered for before it willagree to their inclusion within the calculationof public open space.


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Visual supervision of parks - promotingsafetyLiveable Neighbourhoods aims to ensure thatthe design of subdivisions surrounding parksalways results in visual supervision of parklandby residents. Perimeter streets around openspace are required. Where a street is notprovided, it must be demonstrated that othermeans have been found to ensure overlookingand surveillance from adjoining development(see Element 3 Lot Layout).

Propose that design be required to provide“passive” surveillance. Surveillance alonecould mean cameras.

Local parks and neighbourhood parks shouldbe designed to ensure passive surveillance ofthe entire area is possible. District parksshould have passive surveillance of theperimeter but heavy landscape features shouldbe permitted within the area of the park.

Joint parkland and drainage provisionParkland should, where practical, be providedin conjunction with the drainage system (referto Element 5 Urban Water Management). TheCommission may grant credits toward publicopen space provision for urban watermanagement facilities.

Credits for urban water management facilitiesshould not be granted in any circumstanceswhere this is not co located with POS. Thesecond sentence leaves this option open.

Foreshore reserves and regional open spaceThe Commission may require provision of aforeshore reserve where subdivision abuts awatercourse, such as a river or creek, or a bodyof water such as a lake or the sea. Asubdivision may also include land designatedfor parks and recreation under a regionplanning scheme. These circumstances arecovered in the existing Commission Policy DC2.3, pending the current review of that policy.

To achieve the 2% Public Open Spacereduction,• most dwellings should be within 400 m of

a park;• district parks should be located at the edge

of• neighbourhoods;• there is at least one neighbourhood park

per neighbourhood;• local and neighbourhood parks are

landscaped and maintained for twosummers; and

• the Objectives of LiveableNeighbourhoods are met.

Local parks may be introduced to supplementpark provision in neighbourhoods.

Figure 1 PUBLIC OPEN SPACE MODELIn the notes in figure 1 local andneighbourhood parks are to be landscaped andmaintained for two summers, however this isnot enshrined in the requirements.

In addition

A “2 summers” standard would allow anunscrupulous developer to create a landscapethat looks good but can not be sustainedwithout extensive work.

We would look to have a landscapemanagement plan developed and approvedrather than a flat “2 summers” care program(In two summers it is possible to create waterdependant plants. It is also after two yearsthat thinning out is required..

Rather we would look to have managementplans established for landscape to ensureadequate hand over processes are in place.The use of these plans could also assist theDEP to approve areas where conservationmanagement needs careful consideration.


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OBJECTIVES

Public Parkland Objective 1To ensure that public open space of appropriate quality andquantity is provided to contribute towards the recreational andsocial needs of the community in convenient locations.

Generally Supported Replace “convenient” with“appropriate” (convenient couldmean to the developer)

Public Parkland Objective 2To facilitate the provision of land for community facilitieswhere appropriate, in conjunction with land ceded for publicopen space.

Generally SupportedCould be misunderstood to meanthat Community Facilities (Librariesetc should be co-located with sportsfields – this is not desirable wherethis would take the library out of theTown Centre.

Public Parkland Objective 3To protect and preserve margins of wetlands, water courses andforeshores adjacent to urban development.

Supported

Proposed additional objective. Objective 4.3 To provide public open space and landscape ina manner that is environmentally sensitive, place responsive andsustainable.


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REQUIREMENTS


Public Parkland Requirement 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Table 1, Application Information Requirementssection. A parkland management strategy may berequired, where a reduction in the pubic openspace contribution is sought.

Generally SupportedA parkland management strategy may berequired, shall be provided where a reduction inthe pubic open space contribution is sought.

We see parkland management as a core issue asnew estates are tending to provide developedparks up front. The onus should be on theapplicant to provide management plans ratherthan the Commission to have to request them onbehalf of Local Government.

PARKLAND FUNCTION AND DISTRIBUTION

Public Parkland Requirement 2Public parklands should:• meet the needs of the community to be

served, including the population density andprofile of user groups;

• provide a balance between neighbourhood,district and regional open space;

• support legibility of an urban environmentand the establishment of neighbourhoodidentity by incorporating natural and culturalfeatures and landmarks;

• integrate, where appropriate, with other landuses such as schools and other communityfacilities; and

• be provided jointly wherever practical withthe drainage system.

Generally Supported

Propose that the issue of balance be focused onthat between local and district parks as LiveableNeighborhoods does discuss regional needs otherthan in allowing for Active Open space to betraded for passive ecological reserves.

• provide a balance between localneighbourhood and district and regionalopen space;

A second point making allowances for RegionalPlans could be added.

• is in accordance with any regionalrecreational or parkland needs plan.

AMOUNT OF PUBLIC OPEN SPACE

Public Parkland Requirement 3A contribution of 10% of the gross subdivisiblearea must be given up free of cost by thesubdivider for public parkland.

Generally Supported. The definition of Gross Subdivisible Area isoutlined as part of a case Example. As it iscentral to the ELEMENT we suggest it beincluded in regulation 3 or in a separate Table forreference.


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Public Parkland Requirement 4

A discount of 2% of the public open spacecontribution may be agreed to by the Commissionwhere:• Element 1 Community Design Objectives

have been satisfied to achieve the desiredurban structure, lot layout and parklanddistribution;

• District Parks and Open space have beenlevelled and treated so that they are readyto be marked out and utilised for playfields (NEW POINT)

• any local parks have the support of the localgovernment and both neighbourhood and anylocal parks are constructed in accordancewith an approved landscaping andmanagement plan to the satisfaction of therelevant local government; and

• The management plan meets therequirements outlined in the ManagementPlan outline (including recording andnotification of Council of watering regimesand maintenance costs).and (NEWPOINT)

• any regional open space or foreshore reserveis provided in accordance with Clauses 3.2and 3.3 of Commission policy DC 2.3.

Generally SupportedWe propose a significant change (through theinclusion of new dot points) as we would preferthat play fields (which often end up taking manyyears to be developed) are developed as part ofthe requirements for the 2% reduction. Thisallows local and district parks to be developed upwith the Community to suit needs as defined bythose moving into an area.

We do not believe that this disadvantagesdevelopers as it does not prevent themlandscaping streets and bill boarding proposedpark sites. It advantages Council as it is notlumbered with small parks it has had no part inplanning and establishing. It also means thatearth moving requirements can be considered aspart of subdivision contouring and that thedeveloper is responsible for meeting EPArequirements for the most significant expanses ofintroduced Parkland.

See proposed issues for inclusion in aManagement Plan which could be presented inthe same way the guide to DAP’s is presented inthe LOT LAYOUT ELEMENT. These plans arereferred to in regulation R4 as a guide toconstruction. This should be extended to earlymaintenance and to hand-over processes.

CREDITS FOR PUBLIC OPEN SPACE

Public Parkland Requirement 5Credits towards public open space under R3 or R4will be allowed by the Commission where dualuse drainage and recreation reserves have beenprovided as follows.

Drainage swales/detention areas up to 100% ofthe land area is credited where:the swale is not subject to any permanentinundation (i.e. only inundated in a storm event ofgreater than 1 in 10) and does not present a safetyhazard;the area of the swale is contoured, unfencedgrassed/landscaped and is created as a fullyfunctional play/recreation area; andthe swale is constructed and landscaped to thesatisfaction of the Commission upon the advice ofthe local government.

Artifical lakes/permanent drainage ponds up to50% (but not to exceed 20% of the total publicopen space contribution) of the permanent surfacewater area is credited where:the Water Corporation approves the lake/pond aspart of an integrated drainage system that has a

(Western Australian Water Authority has beensplit. We believe it is Water and Rivers that dealswith this issue not Water Corp) May be replacedwith “responsible drainage authority”.ELEMENT 5 - URBAN WATER MANAGEMENT– R8 refers to the “responsible drainageauthority”.

Credits for artificial lakes etc could be grantedwhere they are provided to enhance the quality ofthe development even though there is no need forthem in terms of water management.

The points listed here could be located in theUrban Water Management section where they arecentral to the ELEMENT and referred to from R5.

This point relates the issues of local POS being


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nutrient stripping function;

• the measures will contribute to protection ofwetlands, watercourses and associatedvegetation and comply with water sensitivedesign criteria;

• where applicable, the permanent water bodyis integrated with an overflow dry basinsystem which is capable of being used aspublic open space; and

• the lake/urban water pond/overflow basin isconstructed and landscaped to the satisfactionof the commission upon the advice of thelocal government.

• Natural wetlands up to 50% credit (but not toexceed 20% of the total public open spacecontribution) for natural wetlands and fringingvegetation where such areas are not fenced forconservation or other reasons. The area of water isto be calculated on the highest known winter level

used as a bargaining chip for regionally valuablespace(including Bush Plan areas) which may becontrary to the intention of LN CDC whichincludes the objective of access to local parks thatserve a community meeting place role.

We suggest all identified significant wetland beexcluded from credits and only wetlands (andother environmental features – see R 19) that thelocal residents (supported by Council) areprepared to bargain for be considered in the openspace Credit System.

In addition:

As drainage/ artificial lakes and wetlands (andpossibly other environmental areas – R 19) mightall earn credits. A cap to the extent of creditsshould be identified. Up to 20% of the required8% POS (in keeping with dot point) 2 might beadopted.

CASH-IN-LIEU AND TRANSFERS

Public Parkland Requirement 6The Commission may agree to cash-in-lieu ofpublic open space where there is already an over-provision of public parkland taking into accountthe overall objective of parkland provision anddistribution.

Supported

Public Parkland Requirement 7In special circumstances the Commission mayrequire land to be transferred in fee-simple free ofcost to the local government for a public purpose,including recreation where:• the local government requests the transfer;• the land is shown in the local town planning

scheme as reserved for public recreation; and• any subdivisional costs and cost of associated

services for the land will be met by the localgovernment; or

• the land is to be held in trust pending sale, themonies from which are to be expended, withthe approval of the Commission, upon thepurchase of other land in the vicinity which isconsidered to be more appropriately locatedfor use as public open space and which isshown in the relevant town planning schemeas reserved for public recreation.

Supported

Third dot point should establish that the trust beheld in the hands of the Local Council


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PARKLAND, FRONTAGE AND SURVEILLANCE

Public Parkland Requirement 8The location, layout and design of subdivision anddevelopment surrounding public open spaceshould minimise potential problems relating topersonal security through and surveillance,property security, vandalism and poor visualamenity in relation to the park and its boundaries.This may be achieved by:• bounding public open spaces with streets and

ensuring adjacent lots front and overlookopen spaces;

• where streets cannot be provided, battle-axelots may front to parks and public openspace; and

• providing access to parks via the local streetsystem rather than pedestrian access ways

Public Parkland Requirement 8

Inclusion of a rating for the type of surveillancethe design is concerned with i.e. poorsurveillance. Surveillance is not a problem butpoor surveillance is.

The location, layout and design of subdivision anddevelopment surrounding public open spaceshould minimise potential problems relating tolow personal security poor surveillance, propertysecurity, vandalism and poor visual amenity inrelation to the park and its boundaries. This maybe achieved by:

Public Parkland Requirement 9Parks should include provision for lighting whereappropriate in accordance with AustralianStandard 1158.1 (1986).

Supported

Figure 4 This diagram may have been superseded by betterexamples where the buildings are betterintegrated, define the space better and are lesslikely to have exposed blank walls facing thespace.City of Joondalup

LOCAL PARKS

Public Parkland Requirement 10Local parks up to 3000m2 may be provided forlocal children’s play and as resting places,designed as small intimate spaces whereappropriate, with lot, street and landscape layoutproviding good visual supervision.

Local parks up to 3000 m2 and no less than 1000m2 may be provided for local residents asgathering and resting places, designed as smallintimate (appears to contradict the desire for awell used and easily surveilled space) spaceswhere appropriate with lot street and landscapelayout allowing for providing (the parks can’tactually provide this – being inanimate) goodvisual supervision surveillance (extends visualsupervision beyond child care to passivesurveillance form outside the area too)


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NEIGHBOURHOOD PARKS

Public Parkland Requirement 11Neighbourhood parks of around 3,000m2 –5,000m2 or larger must be provided, each servingabout 600 dwellings, a maximum 400m walkfrom most dwellings.

Supported

Public Parkland Requirement 12The neighbourhood park should have streets onall sides or may have portion of its perimeter(approximately 25%) abutting development whichprovides adequate surveillance through frontage.

Supported

DISTRICT PARKS/OPEN SPACE

Public Parkland Requirement 13District parks of around 2.5 – 4 hectares must beprovided, each notionally serving threeneighbourhoods, a maximum 600m and 1 kmwalk from most dwellings.

2.5 – 4 ha district parks would provideinadequate space for a play field and yet theywould absorb a substantial quota of the 8% POS(1 play field requires 7 ha once surrounds areincluded)

Please see Study Sheet on Play Fields proposing amodel addressing play field demand throughfewer but larger district parks. It anticipatedschools having a part to play in distribution ofplay fields.

Public Parkland Requirement 14District parks must be provided with sufficientland area and dimension to incorporate grassedareas for informal games, organised sport, hardsurfaces for games such as netball and basketball,and natural and human-made differences inelevation (which may also perform a drainagefunction).

Supported

Proposed wording changeand natural and human made differences inelevation

Public Parkland Requirement 15Schools may be located in conjunction withdistrict parks, enabling joint use and maintenanceof open space such as playing fields.

SupportedShould cross reference to Requirement R14 inCommunity Design.

COMMUNITY FACILITIES SITES

Public Parkland Requirement 16On the request of the relevant local government,the Commission may agree to communityfacilities sites being provided as part of the overallparkland contribution.

Proposed ChangeThe provision of community facilities sites inparkland areas needs to be considered carefully.Local Government is increasingly becoming afacilitator of programs rather than acommissioner and owner of buildings. Thepreference is that key sites for CommunityFacilities be identified and zoned as such perhapswith a 5 year take up option by Council before thedeveloper is entitled to seek private developmentof the site for a “community style” use. Thiswould be preferable to loss of POS to a use that inthe future may be privatised


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Public Parkland Requirement 17Community facilities sites should generally notexceed 2,000m2 for each group of threeneighbourhoods and should not exceed one fifthof the total area of parkland provided.

Community Facility sites should not be located inparkland as they are useful in adding vitality totown centres. Rather than setting a 2000 m2 sizelimit it would be preferable to limit theCommunity Facility sites in District POS tofunctions integral to the use of those areas (sportsstorerooms, sheds, stands and change and toiletfacilities).

Public Parkland Requirement 18The Commission shall require any communityfacilities sites to be reserved for an appropriatepublic purpose in a town planning scheme beforethe land is transferred in fee simple, free of cost tothe local government.

Supported

NATURAL AREAS AND CULTURAL FEATURES

Public Parkland Requirement 19Natural areas (including bushland and wetlands)and cultural features may be included in theprovision of land for neighbourhood and districtparks where the relevant local government is insupport. The Commission will need to be satisfiedthat the active and passive recreation needs offuture residents will be adequately catered forbefore it will agree to parkland being set aside forthese purposes.

This regulation is probably best included in withR5 and given the same level of development interms of calculating POS credit and limiting totalcredits possible under the POS credit scheme.

FORESHORE RESERVES AND REGIONAL OPEN SPACE

Public Parkland Requirement 20The Commission may require provision of aforeshore reserve or land which is reserved forregional open space to be ceded free of cost inaccordance with existing Commission policy DC2.3.

Supported


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Public Parkland Requirement 21The provision of areas intended for active unstructured sport (e.g.skateboarding, BMX tracks) shall ensure surveillance through passingtraffic and other means and located away from nearby residents

Proposed

This new regulation is proposed to guide the development of “extreme sport” areas. The demand forthese appears to be on the increase. Some Developers may considering them in new developments.

Draft Issues to be considered in Management Plans

Agreements on:

• Community consultation• Landscaping for surveillance• Design objectives• Compliance with standards (extent of liability)• watering regimes• thinning out prior to hand over• forwarding of maintenance costs prior to hand over• development of maintenance manuals• protection from invasive species• drainage management• separation devices between ecological and non ecological areas

City of Joondalup

ELEMENT 5 – URBAN WATER MANAGEMENT

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URBAN WATER MANAGEMENT

INTRODUCTIONThe achievement of appropriate urban watermanagement in a well structured urbanenvironment is one of the key challenges inLiveable Neighbourhoods. In many areas ofPerth and in some regional centres, the well-drained higher lands have already beendeveloped and new development is nowfocussing on lower, wetter land. Developmentof this land will often need to designatesubstantial areas to water management. Thiswill require careful trade-offs to achieveefficient use of land, minimise developmentcosts and provide good neighbourhood andtown structure that is not severely dissected byenvironmental corridors.

The design of new urban areas needs toconsider key water management issuesincluding stormwater drainage, seasonalinundation, urban water quality and protectionof natural drainage, groundwater and aquifersystems.

In the past, planning for stormwatermanagement has been focussed on collectionand channelled removal to avoid inundationand inconvenience. Dual use drainage andrecreation reserves have also been provided forthe conveyancing and storing of urbanstormwater run-off as well as recreationpurposes.

Water sensitive urban designLiveable Neighbourhoods seeks to introducewater sensitive design approaches to providefor management of both stormwater quantityand quality, without compromising good urbanstructuring. Water sensitive urban design aimsare to reduce the impact of rapid stormwaterconveyance to streams and wetlands, removepollutants from the stream flow to improvewater quality, retain habitat, conserve waterand integrate recreational opportunitiesthrough multiple use drainage systems.Element 4 Public Parkland set out the creditsthat may be granted toward public open spacecontribution from urban water managementsystem when drainage and open spacepurposes are shared.

Drainage system design for water qualitymanagement should attenuate stormwater flowand optimise the interception, retention, andremoval of waterborne pollutants from urbanrun-off prior to their discharge to receivingwaters. This will protect the environmentalvalues and physical characteristics of receiving

watercourses, watertables and aquifers fromdegradation by excessive flows of urban run-off and ensure the continuation, in healthycondition, of a wide diversity of wetlandenvironments in the urban landscape.

Groundwater recharge through infiltration issuggested where the maximum groundwaterlevel is in excess of 2 m from the naturalsurface.

Direct and indirect stormwater systems may beused to collect, store and apply physicaltreatment to stormwater run-off for immediateuse and reuse.

The design of stormwater drainage systemsmust incorporate the methodology of the majorand minor systems as provided for in theAustralian Rainfall and Run-off (IE Aust.,1987) and cited references, together with thedesign standards of the relevant controllingauthorities. Water sensitive urban designtechniques are suggested in A Manual forManaging Urban Stormwater Quality inWestern Australia, Waters and RiversCommission, 1998.

Management arrangementsGood design should be employed to ensurethat problems encountered with some existingurban wetlands such as weeds and algalblooms are not repeated. Further, the costs andskills required to manage new largewetland/water management areas are likely tobe substantial. Liveable Neighbourhoods seeksto ensure that arrangements are in place forongoing management as part of the approvalprocess.

Balancing requirementsIn some localities urban water managementconstraints set out in Liveable Neighbourhoodsmay result in land being unsuitable for anyurban development. The Commission will takethis into account when considering proposalsfor the zoning of land. In areas already zonedurban, solutions may require a balancebetween urban structuring and efficiency andurban water management, negotiated betweenthe proponent, planning and watermanagement authorities. In new areas,solutions are expected to optimise LiveableNeighbourhoods urban water managementobjectives.


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OBJECTIVES

Urban Water Management Objective 1To prevent flood damage to the built and natural environment,inundation of dwellings and stormwater damage to properties.

Supported

Urban Water Management Objective 2To contain nuisance flows and ensure that the street systemoperates safely during and after storm events.

Supported

Urban Water Management Objective 3To provide an urban water management system for bothstormwater quantity and quality.

Supported

Urban Water Management Objective 4To provide for urban water management through multiple usesystems where feasible and where efficient use of urban landand structuring principles are met.

Supported

Urban Water Management Objective 5To ensure that stormwater discharge does not degrade thequality of surface and underground receiving waters, includingaquifers.

Supported

Urban Water Management Objective 6To maximise opportunities for local on-site storage wherefeasible and appropriate.

Supported

Urban Water Management Objective 7To avoid adverse alteration to water balance and groundwaterdepth.

Supported

Urban Water Management Objective 8To minimise disturbance caused by draining or filling of naturalstreams and wetlands.

Supported

Urban Water Management Objective 9To provide an urban water management system that can beeconomically maintained and to ensure that arrangements are inplace for on-going maintenance.

Supported


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REQUIREMENTS


Urban Water Management Requirements 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Applications Under Liveable Neighbourhoods.

An Urban Water Management Plan may berequired in addition to a Public ParklandsManagement Plan

MAJOR SYSTEMS

Urban Water Management Requirements 2 The design of urban water management systemsmust use recognised and locally acceptedhydrological, hydrogeological, soils, hydraulicand residential parameter data, water demand dataand design methodologies. The design must beresponsive to local conditions particularly wherecohesive soils are encountered or cyclonic stormevents occur.

Generally Supported

Proposed additional wording to allow forinnovation where it can be shown to be reliable

R2 The design of urban water managementsystems must use recognised and locally acceptedhydrological, hydrogeological, soils, hydraulicand residential parameter data, water demanddata and design methodologies unless analternative methodology can be properlysupported. The design must be responsive to localconditions particularly where cohesive soils areencountered or cyclonic storm events occur.

Urban Water Management Requirements 3The major drainage system must be designed toensure that there are no flow paths which wouldincrease risk to public safety and property.

Supported

Urban Water Management Requirements 4The design of a structure plan or subdivision musthave regard for both water sensitive urban designprinciples and planning objectives such as theefficient use of land, urban structuring principles,and the minimising of development costs.

Proposed Additional TextR4 The design of a structure plan or subdivisionmust have regard for both water sensitive urbandesign principles and planning objectives such asthe efficient use of land, urban structuringprinciples, and the minimising of developmentand on going maintenance costs.

Urban Water Management Requirements 5Water sensitive urban design principles mayinclude the techniques set out in A Manual forManaging Urban Stormwater Quality in WesternAustralia, Waters and Rivers Commission, 1998and the following:

• floodways may take the form of a naturalwaterway, an augmenting parallel channel, aconstructed open channel, a roadway reserveor public open space;

• streets and road reserves may act asfloodways or elements of the overland flowroute taken by floodwaters, however, flowdepths and velocities are limited in theinterests of safety, and floodwaters are

Supported


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diverted from streets and road reserves assoon as practically possible;

• detention and retention basins may beincorporated to reduce on-flow flood peaksand provide increased flood protection fordownstream areas;

• multiple use of public open space corridorsand drainage areas;

• retention and enhancement of natural streamsand vegetation where practicable;

• incorporation of sports grounds and other lessflood sensitive land uses into the urban watercorridor and the placement of detention andretention basins for amenity and function;and

• temporary stormwater basins and swaleswhich contribute to amenity and providerecreational and play opportunities may beincorporated into district parks.

Urban Water Management Requirements 6Permanent or semi-permanent water features maybe incorporated into parks providing aesthetic andurban water management functions wherelandscaping incorporates stormwater and waterquality management techniques, and contributesto the amenity and recreational opportunities ofthe park.

SupportedShould cross reference to requirement outliningcalculation of credits for POS, i.e. PUBLICPARKLAND -

Urban Water Management Requirements 7Streets adjacent to public open spaces and in otherlocations may be designed as temporaryfloodways provided that vehicular access ispossible at slow speeds during major stormevents, and that waterflow depths and velocitiesdo not create hazards for motorists.

Supported

Urban Water Management Requirements 8The drainage system must be designed to ensurethat flows downstream of the site are restricted topre-development levels unless increased flows areapproved by the responsible drainage authority.

Supported

Urban Water Management Requirements 9The natural alignment of watercourses should beretained, except where feasible adjustments canbe made to improve the urban structure withoutcompromising the natural environment.

Generally supported

R9 The natural alignment of watercourses should beretained, except where feasible adjustments can bemade to improve the urban structure withoutcompromising the ongoing sustainability of the naturalenvironment.

Allows for careful modification

Urban Water Management Requirements 10The drainage system should be designed to returnstormwater to the groundwater system, watercourse orlake that is as close as possible to where it first entersthe system.

Supported


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Urban Water Management Requirements 11Floodways should only be developed where thereis a low risk of property damage, includingconsideration of downstream and upstreamimpacts.

Supported

MINOR SYSTEMS

Urban Water Management Requirements 12The minor storm drainage system must have thecapacity to control stormwater flows undernormal operating conditions for the relevantdesign storm without blockage and to thesatisfaction of the local authority.

Supported

Urban Water Management Requirements 13The minor system design must minimiseundesirable ponding for a prolonged periodresulting from the relevant design storm to thesatisfaction of the local authority.

Supported

Urban Water Management Requirements 14The minor system design must allow for the safepassage of vehicles, at reduced speed, on streetswhich have been affected by run-off from therelevant design storm to the satisfaction of thelocal authority.

Generally SupportedThe above requirements are to the satisfaction ofthe Local Authority. Is there a manual or guidethat can be referred to.

Urban Water Management Requirements 15Urban water pits should be provided, whereappropriate, to facilitate local infiltration into thegroundwater aquifer.

Supported

Urban Water Management Requirements 16Adequate provision must be made for measuresduring construction to ensure that the land form isstabilised and erosion is controlled.

Supported

PUBLIC OPEN SPACE CREDITS

Urban Water Management Requirements 17Credits for public open space may be allowed bythe Commission where dual use drainage andrecreation reserves have been provided. SeeElement 4 Public Parkland for details.

Generally SupportedPart two of R5 Element 4 – PUBLIC PARKLAND(Artificial Lakes) should be located here as itdetails approaches to urban water managementthat should be followed regardless of whether athe 2% reduction is applied for. R5 could containa cross reference to those details in this section.

ELEMENT 6 – UTILITIES

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UTILITIES

INTRODUCTIONThis Element covers contemporary subdivisionservicing requirements and emphasises theneed to predetermine, through design, the mostappropriate way in which the often competingneeds for space can be met. Reductions in roadwidths are encouraged under LiveableNeighbourhoods, providing that the essentialrequirements of the road pavement width,street trees, parking, footpaths, bike lanes andservices can all be met. Therefore, reductionsmay best be achieved through the designprocess and by the use of techniques such ascommon or shared trenching, the use whereappropriate of rear lanes for almost allservices, and careful placement of trunkservices.

The common trenching and utility alignmentsincluded in this part reflect the UtilityProviders Code of Practice released by thePublic Utility Services Committee in October1997. Developers choosing to use commontrenching are advised to discuss the matterwith the relevant servicing agencies in the firstinstance. Liveable Neighbourhoods does notsupport the reduction of tree planting spacewithin street reserves to make way forservicing, street widening requirements orfuture servicing upgrades. Street reservationsshould, therefore, be designed for allcontingencies.


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OBJECTIVES

Utilities Objective 1To ensure that residential areas are adequately serviced withsewerage, water, fire fighting, electricity, gas, street lightingand communication services in a timely, cost effective,coordinated and efficient manner that supports sustainabledevelopment practices.

Supported

Utilities Objective 2To maximise the opportunities for shared (common) trenchingand reduce constraints on footpaths, street trees andlandscaping within street reserves.

Supported

Utilities Objective 3To provide a sewerage system which is adequate for themaintenance of public health and the disposal of effluent in anenvironmentally appropriate manner.

Supported

Utilities Objective 4To provide an adequate, reliable, safe, efficient and potablesupply of water.

Supported

Utilities Objective 5To provide public lighting to ensure safety of pedestrians,cyclists and vehicles.

Supported

Utilities Objective 6To locate utilities such that all streets, except rear laneways, canhave street trees.

Supported


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REQUIREMENTS


Utilities Requirements 1Structure plans and subdivision applications mustbe accompanied by the relevant information listedin Applications Under Liveable Neighbourhoods.

Supported

LIFE-CYCLE IMPACTS

Utilities Requirements 2The design and provision of public utilities,including sewerage, water, electricity, gas, streetlighting and communication services should becost effective over their life-cycle and incorporateprovisions to minimise adverse environmentalimpact in the short and long term.

Supported

Utilities Requirements 3The selection of materials and technologies usedin the construction of service networks should bedetermined by suitability, durability, ease ofmaintenance and cost effectiveness, consideringwhole of life-cycle costing, and achieving energysavings and reduction in greenhouse gasemissions over the life-cycle of infrastructures.

Supported

Figure 1: Utility providers’ common trenching alignment.Source: Adapted from Utility Providers Code of Practice for W.A.,October 1997

NOTES1. Opportunities exist to vary this portion of the verge, provided this is supported by utility providers,to accommodate servicing requirements for lower order roads which are unlikely to have trunkservices.2. Electricity to pass under Gas and Water at reticulation crossings.3. Gas to pass above Water at reticulation crossings.4. Where Electricity or Gas installations adjoin or cross Water reticulation a minimum clearance of 100mm is required.5. Cover, bedding and backfill requirements for Water reticulation to be in accordance with drawingBD62-1-1.6. All reticulation to be laid within +/- 100 mm of the indicated centre line and secured againstmovement with initialbackfill.7. Mirror image would apply for servicing to be located on the opposite side of the road.


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COMMON TRENCHING

Utilities Requirements 4Compatible public utility services should be co-located in common trenches in order to minimisethe land required and the cost of installingunderground services. This can be achieved bydesigning in accordance with the commontrenching alignment and provisions allocated bythe Public Utilities Services Committee UtilityProviders Code of Practice, refer Figure 1.

Supported

Utilities Requirements 5Where common trenching is not employed,services must be provided in accordance withstandard service alignments approved by therelevant servicing authorities. Refer Figure 2 –Utility providers’ standard services alignment

Supported

SERVICE LOCATIONS

Utilities Requirements 6Wherever possible, services should be placedunderground to reduce the amount of overheadcabling.

Supported

Utilities Requirements 7Rear lanes should be used, where appropriate, forthe provision of services to individual lots and theplacement of trunk services.

Supported

Utilities Requirements 8Road verges must be of sufficient width to containall the anticipated services, including provisionfor street lighting, adequate space for street trees,landscaping and footpaths.

Supported

SERVICE PROVISION

Utilities Requirements 9Transportation, treatment and disposal of sewagewastes must be to the satisfaction of the relevantservicing authority or local government (asappropriate), and the relevant State health andenvironmental regulators.

Supported

Utilities Requirements 10Development must only occur within locationswhere there is an adequate water supply fordomestic use and fire fighting purposes.

Supported

Utilities Requirements 11Water supply and sewerage networks should beaccessible, easy to maintain and cost effectivebased on life-cycle costs.

Supported


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Utilities Requirements 12Public lighting should be provided to streets,footpaths, public telephones, public transportstops and any public spaces likely to be well usedat night to assist in providing safe passage forpedestrians, cyclists and vehicles

Supported

Utilities Requirements 13Street lighting should be generally in accordancewith Australian Standard 1158.1.

Supported

Figure 2: Utility providers’ standard services alignment.

NOTES1. Opportunities exist to vary this portion of the verge, provided this is supported by utility providers,to accommodate servicing requirements for lower order roads which are unlikely to have trunkservices.2. All measurements relate to the distances from the boundary line on each side of the road reserveunless otherwise specified.3. Manholes may extend into this area.4. Traffic light installations cables for synchronising systems to be located in verge by arrangement.5. Western Power and Telecommunication distribution cables to be laid in locations shown in newdevelopments. Under established footpaths some variations may be necessary.6. In general, no underground service shall exceed a nominal 300mm diameter in the 0-3 metrealignment. Larger services may be located within this alignment only after negotiation with all utilityprovides.7. Local authority reticulation or rising irrigation mains to be located beyond the 3 metre alignment byarrangement.8. The planting of street trees should be of a type and variety to have a minimal interference to services.9. Services may, in special circumstances, be located beneath the carriageway where verge space isinsufficient. Approval must be sought from all utility providers.10. In established localities where over head mains have been undergrounded, power cables may existin this area.11. Mirror image would apply for servicing located on the opposite side of the road.

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APPENDIX 1- DESIGN STAGES OUTLINE

The value of design assistance and review techniques, such as those contained in this section arereviewed in the Council Report

&

APPENDIX 2 - PED SHED ANALYSIS

The value of design assistance and review techniques, such as those contained in this section arereviewed in the Council Report

Glossary

Mixed use means the compatible mixing of a range of appropriate uses, integrated in close proximityto each other to improve the efficiency and amenity of neighbourhoods, reduce travel demand, increasewalkability, and make more efficient use of available space and buildings.

Neighbourhood connector means a local street that provides the lower order sub-arterial network,servicing and linking neighbourhoods and towns. They spread local traffic loads; act as a bus route;have a predominantly residential frontage; have frequent connection points to local streets; and aretypically traffic calmed to limit noise and facilitate pedestrian use.

Net subdivisible area means the gross subdivisible area less the area to be provided for public openspace.

Objectives or Element Objectives mean the statements of desired outcomes to be achieved in thecompleted development.

Outline Development Plan - refer to structure plan.

Pedshed - refer to walkable catchment.

Primary distributor means those arterial routes that are highly connective, with service roadswherever possible, limited intersections. They are often signal controlled. Indicative maximum trafficcapacity is 35,000 vpd for four lanes and 50,000 vpd for six lanes.

Private open space means an area of land which is suitable for private outdoor living activities.

Public open space means land used or intended for use for recreational purposes by the public andincludes parks, public gardens, foreshore reserves, playgrounds, and sportsfields.

Requirements means the criteria to be used in the preparation, submission and assessment of structureplans and subdivision proposals for measuring the performance of such proposals against ElementObjectives.

Road means the area of a street reserve which is provided for the movement or parking of vehicles andbikes.

Setback means the minimum distance which a wall face or window is required to be from a propertyboundary or another window to a habitable room. It is measured as the horizontal distance between theproposed wall or window and the boundary or other window.

Shared Zone is, where pedestrians, cyclists and vehicular

traffic have equal rights to access.

Slow points means sections of a street which have geometric features which limit the travel speed ofvehicles. These include bends, constrictions to road widths, surface obstructions etc, and includejunctions or intersections which are designed to slow traffic.

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Street alignment means the horizontal shape of the street reserve boundary.

Street leg length means the distance between intersections or junctions, or points and locations wherevehicles must slow down, usually to a maximum of 20 km/h.

Street network means a system of connected streets where multiple routes are available for a giventrip.

Street reserve means the land set-aside for a street and verge and usually vested in a public authority.

Streetscape means the visible components within a street between the facing buildings, including theform of the buildings, garages, setbacks, fencing, landscaping, driveway and street surfaces, utilityservices and street furniture such as lighting, signs, barriers and bus shelters.

Structure plan means a plan showing in outline the overall development intentions for an area,including land use, major transport and utility networks, drainage/urban water management, open spacesystems and indicative built form. Also known as an Outline Development Plan.

Subdivision means the division of a cadastral parcel of land into two or more lots which can bedisposed of separately.

Sustainable development means being able meet the needs of the present without compromising theability of future generations to meet their needs.

Target speed is the intended maximum vehicular speed in the subject section of street, and is used todetermine the combination of road geometry and spacing and form of slow points.

Verge means that part of the street reserve between the road and the boundary of adjacent lots (or otherlimit to street reserve). It may accommodate public utilities, footpaths, stormwater flows, street lightingpoles, street trees and other landscaping.

Walkable catchment means the actual area served within a 400 m (5-minute) or 800 m (10-minute)walking distance along the street system from a public transport stop, town or neighbourhood centre.

Walkable neighbourhood means the area defined by a 400 m or 5-minute walk from theneighbourhood centre having an interconnected and safe walkable street network where shops, schools,public transport, community facilities and other buildings front the street

City of Joondalup Submission on the Liveable ... · locally based business and employment. •...

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