Executive summary - City of Karratha · 53 per cent of dwellings were on land zoned R20; 15 per...
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Executive summary The Western Australian Planning Commission sets the controls for residential densities through the Residential Design Codes, typically referred to as the R-codes. These are applied by the Shire of Roebourne through its Town Planning Scheme No. 8. This assessment of the residential development in the Shire of Roebourne shows that in 2011: 1 per cent of dwellings were on land zoned R10 (ie. 10 dwellings per hectare); 53 per cent of dwellings were on land zoned R20; 15 per cent of dwellings were on land zoned R30; 3 per cent of dwellings were on land zoned for higher densities (R40, R50, and R60); and 27 per cent of dwellings were on land with no R-code. The actual average densities of dwellings built in the Shire are below the maximum permitted by the R- codes. This means that there is potential for more intense residential development on many of the residential lots across the Shire by redeveloping or infilling on sites which already have a dwelling. In addition, development of vacant sites adds additional dwelling capacity. Land zoned for R20 and R30 development has only been built to 13.6 and 18.8 dwellings per net site hectare respectively. This means that redevelopment (ie. demolition and rebuild) or infill (ie. keeping existing dwellings, but subdividing and adding additional dwellings) could yield greater residential densities within the current zoning controls. September
Transcript of Executive summary - City of Karratha · 53 per cent of dwellings were on land zoned R20; 15 per...
Executive summary The Western Australian Planning Commission sets the controls for residential densities through the Residential Design Codes, typically referred to as the R-codes. These are applied by the Shire of Roebourne through its Town Planning Scheme No. 8. This assessment of the residential development in the Shire of Roebourne shows that in 2011:
1 per cent of dwellings were on land zoned R10 (ie. 10 dwellings per hectare);
53 per cent of dwellings were on land zoned R20;
15 per cent of dwellings were on land zoned R30;
3 per cent of dwellings were on land zoned for higher densities (R40, R50, and R60); and
27 per cent of dwellings were on land with no R-code. The actual average densities of dwellings built in the Shire are below the maximum permitted by the R-codes. This means that there is potential for more intense residential development on many of the residential lots across the Shire by redeveloping or infilling on sites which already have a dwelling. In addition, development of vacant sites adds additional dwelling capacity. Land zoned for R20 and R30 development has only been built to 13.6 and 18.8 dwellings per net site hectare respectively. This means that redevelopment (ie. demolition and rebuild) or infill (ie. keeping existing dwellings, but subdividing and adding additional dwellings) could yield greater residential densities within the current zoning controls.
September
Contents
1 Introduction ............................................................................................................................ 5
2 Shire of Roebourne Overview ............................................................................................... 6 2.1 Residential density ................................................................................................................... 6
2.2 Dwellings by year of dwelling construction ............................................................................... 7 2.3 Additional development capacity .............................................................................................. 8
3 Karratha .................................................................................................................................. 9 3.1 Residential Density and Development Capacity ....................................................................... 9 3.2 Dwellings by year of construction ........................................................................................... 10 3.3 Additional development capacity ............................................................................................ 11
4 Dampier ................................................................................................................................. 12 4.1 Residential Density and Development Capacity ..................................................................... 12
4.2 Dwellings by year of construction ........................................................................................... 13 4.3 Additional development capacity ............................................................................................ 13
5 Roebourne ............................................................................................................................ 15 5.1 Residential Density and Development Capacity ..................................................................... 15
5.2 Dwellings by year of construction ........................................................................................... 16
5.3 Additional development capacity ............................................................................................ 16
6 Wickham ............................................................................................................................... 18 6.1 Residential Density and Development Capacity ..................................................................... 18 6.2 Dwellings by year of construction ........................................................................................... 19
6.3 Additional development capacity ............................................................................................ 20
7 Point Samson ....................................................................................................................... 21 7.1 Residential Density and Development Capacity ..................................................................... 21
7.2 Dwellings by year of construction ........................................................................................... 22 7.3 Additional development potential ........................................................................................... 23
8 Conclusion ............................................................................................................................ 24 Figures Figure 1: Number of dwellings by R-Code – Shire of Roebourne ....................................................... 6 Figure 2: Actual net site density by R-Code – Shire of Roebourne ..................................................... 7
Figure 3: Number of dwellings by year of constrution – Shire of Roebourne ...................................... 7 Figure 4: Additional Development Potential by R-Code – Shire of Roebourne ................................... 8
Figure 5: Number of dwellings by R-Code – Karratha......................................................................... 9 Figure 6: Actual net site density by R-Code – Karratha ...................................................................... 9 Figure 7: Number of dwellings by year of construction – Karratha .................................................... 10
Figure 8: Additional Development Potential by R-Code – Karratha .................................................. 11 Figure 9: Number of dwellings by R-Code – Dampier ....................................................................... 12 Figure 10: Actual net site density by R-Code – Dampier ................................................................ 12 Figure 11: Number of dwellings by year of construction – Dampier ................................................ 13
Figure 12: Additional Development Potential by R-Code – Dampier............................................... 13 Figure 13: Number of dwellings by R-Code – Roebourne ............................................................... 15 Figure 14: Actual net site density by R-Code – Roebourne ............................................................ 15
Figure 15: Number of dwellings by year of construction – Dampier ................................................ 16 Figure 16: Additional Development Potential by R-Code – Roebourne .......................................... 16 Figure 17: Number of dwellings by R-Code – Wickham .................................................................. 18 Figure 18: Actual net site density by R-Code – Wickham ............................................................... 18 Figure 19: Number of dwellings by year of construction – Wickham ............................................... 19
Figure 20: Additional Development Potential by R-Code – Wickham ............................................. 20 Figure 21: Number of dwellings by R-Code – Point Samson .......................................................... 21 Figure 22: Actual net site density by R-Code – Point Samson ........................................................ 21 Figure 23: Number of dwellings by year of construction – Point Samson ....................................... 22 Figure 24: Additional Development Potential by R-Code – Point Samson ...................................... 23 Tables Table 1. Additional Development Potential by R-Code – Shire of Roebourne ....................................... 8 Table 2. Additional Development Potential by R-Code – Karratha ...................................................... 11 Table 3. Additional Development Potential by R-Code – Dampier ...................................................... 14 Table 4. Additional Development Potential by R-Code – Roebourne .................................................. 17 Table 5. Additional Development Potential by R-Code – Wickham ..................................................... 20 Table 6. Additional Development Potential by R-Code – Point Samson ............................................. 23
Table 7. Capacity for additional dwellings on land with existing dwellings and a residential density code (R-code) ........................................................................................................... 24
Table 8. Capacity for additional dwellings on vacant land with a residential density code (R-code)..................................................................................................................................... 24
Reporting acronyms and abbreviations
ABS Australian Bureau of Statistics
BHPB BHP Billiton
DOP Department of Planning
FIFO Fly-in, fly-out
GFC Global financial crisis
m million
PICC Pilbara Industry Community Council
RDA Regional Development Australia
RTIO Rio Tinto Iron Ore
Settlement Refers to urban settlements in the study area i.e. Damiper, Wickham and Point
Samsom
SIA Strategic industrial area
SOR Shire of Roebourne i.e. administrative and governance body
TAFE Technical and Further Education
The Pilbara The Pilbara region i.e. geographical region where the study area is located
The Shire Shire of Roebourne i.e. the geographical study area
Town centre “CBD” activity centres within the Shire
Township refers to the activity centres within the Shire i.e. Karratha and Roebourne
TWA Temporary worker accommodation
WAPC Western Australian Planning Commission
1 Introduction Urban residential densities reflect their geographic location in relation to amenities and services as well as the point in time at which they were developed. Generally the closer a residential site is to amenities, the greater its density. Over time, residential densities tend to increase as a way of realising increases in land value. Different pressures that may affect residential densities include the cost of undeveloped land, servicing costs, shortages in land supply relative to demand and housing affordability. The Shire of Roebourne has experienced most if not all of these pressures particularly over the past decade. Residential densities are generally controlled through planning system and a system of R-codes which define the maximum density at which residential development may happen. In practice, many areas are subdivided and built at a lower density than permitted by the R-codes. This means that those areas have the potential for future development without having to change the planning controls. This assessment draws on data provided by the Valuer General’s Office (Landgate), the Department of Planning and the Shire of Roebourne to determine the current residential densities as well as the capacity for additional dwellings.
2 Shire of Roebourne Overview
2.1 Residential density Whilst in the most part, the Shire is characterised by land zoned Rural under Town Planning Scheme No. 8, significant areas of residential development also exists in Karratha with smaller pockets of residential development in the settlement areas of Dampier, Roebourne, Wickham and Point Samson. This section provides a breakdown of both planned and actual residential density as well as identifying any existing addtional development capacity within already zoned areas, using a combination of dwelling data provided by the Valuer General’s Office in combination with cadastral boundaries and local planning scheme information. Overall the Valuer General’s Office identifies 7,820 dwellings within the Shire of Roebourne. This figure is slightly different to that identified in the 2011 Census (Australian Bureau of Statistics) of 8,112. This is due in part to the date at which the dwelling was rated as well as to different classification processes used in the Census compared to the ratings process, noting also that some dwellings are not rateable. For the purposes of this assessment, the Valuer General’s data has been used as it allows a range of analyses not possible through Census based data. Over half of the dwellings in the Shire of Roebourne are located on land zoned for low density development, predominantly R20 (53 per cent) and a small amount (one per cent) are zoned R10. Medium density zones (R30, R40, R50, and R60) collectively accommodate 18 per cent of homes with most of the zoned R30. In addition to dwellings located on land with an R-Code the remaining 27 per cent of homes are located on land that does not have an R-Code.
Figure 1: Number of dwellings by R-Code – Shire of Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
In terms of actual densities, the Shire of Roebourne has densities significantly below the permitted density in the most prevalent R-Codes (R20 and R30) and also R50 zoned land which overall achieve 13.6, 18.8 and 16.8 dwellings per net site hectare respectively. In contrast R10, R40 and R60 zones all have densities greater than that theoretically permitted by the Residential Design Codes.
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Figure 2: Actual net site density by R-Code – Shire of Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
2.2 Dwellings by year of dwelling construction The age of the existing dwelling stock Shire of Roebourne shows two distinct growth phases:
The first major phase of dwelling construction started in 1970 and lasted through to 1988. More than 4000 of the dwellings built in this period are still standing and they represent 61 per cent of the current stock of dwellings in the Shire; and
A second major growth phase commencing in 2008 through to 2012, with between 250 and 350 new dwellings being built per year. Even with the most recent boom in dwelling construction, in the 20 years to 2012 there were just over 2500 new dwellings built in the Shire, which falls significantly short of the previous growth phase of the 1970s and 1980s.
Figure 3: Number of dwellings by year of construction – Shire of Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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In between these two growth phses there were a neglibible number of new dwellings being built in the early 1990s, followed by a moderate growth phase started in the mid to late 1990s and lasted through to around 2007. During this phase between 80 and 120 new dwellings were built per year.
2.3 Additional development capacity As a result of the relatively low densities achieved to date in the R20, R30 and R50 zones a significant number of lots remain under-developed and could under the right circumstances become viable for further subdivision. Overall, theoretical capacity remains for over 1,900 homes on land that already has an R-Code, the bulk of this on R20 zoned land. Most of the additional development potential exists on lots that have already been developed (83 per cent) the remaining 17 per cent of additional development potential is on currently vacant lots.
Figure 4: Additional Development Potential by R-Code – Shire of Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Table 1. Additional development potential by R-Code – Shire of Roebourne
R-Code Capacity on built lots Capacity on vacant lots Total
R10 1 3 4
R20 701 215 916
R30 618 47 665
R40 11 11
R50 287 56 343
Total 1,618 321 1,939
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3 Karratha
3.1 Residential Density and Development Capacity Karratha has 79 per cent of the all the dwellings in the Shire of Roebourne as identified by the Valuer General’s office. Dwellings in Karratha are located on zones R20, R30, R40 and R60 and in addition a significant proportion is situated on land that does not have an R-Code. Almost all of the dwellings in the Shire of Roebourne that are on non R-Coded lots or lots zoned R30 are located in the settlement of Karratha (2,058 and 1,078 respectively) and Karratha also has 70 per cent of the Shire’s houses that are zoned R20.
Figure 5: Number of dwellings by R-Code – Karratha
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
As the settlement with the largest number of dwellings, Karratha has the biggest influence on overall average net site densities and as with the Shire overall, Karratha exhibits densities significantly under that permitted in R20 and R30 zones. However in contrast R40 zone deliver almost exactly 40 dwelling per net site hectare and R60 zones over 80 dwellings per net site hectare.
Figure 6: Actual net site density by R-Code – Karratha
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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3.2 Dwellings by year of construction Karratha’s development started in 1970 and peaked in 1974 with over 600 dwellings being built in that year that are still part of the dwelling stock. One quarter of the dwelling stock currently existing in Karratha was built before 1979 and half was built prior to 1987.
Figure 7: Number of dwellings by year of construction – Karratha
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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3.3 Additional development capacity In line with the under development of R20 and R30 zoned lots it is not surprising that almost all of the additional development potential in Karratha (652 dwellings) is in the form of theoretical potential on lots that are already developed, but could in theory accommodate one or two additional homes. In addition a small amount of additional capacity (72 dwellings) remains on vacant lots.
Figure 8: Additional development potential by R-Code – Karratha
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Most of the capacity for additional dwelling stock dwelling stock on R-coded land in Karratha is on land zoned for R30 use. Another 488 dwellings could be built on R30 land that already has some development plus 47 dwellings on R30 land that is vacant.
Table 2. Additional development potential by R-Code – Karratha
R-Code Capacity on built lots Capacity on vacant lots Total
R20 153 25 178
R30 488 47 535
R40 11 - 11
R60 0 - 0
Total 652 72 724
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4 Dampier
4.1 Residential Density and Development Capacity Dampier has 518 dwellings, 392 of which are on land zoned R20 and 126 of which are zoned R50.
Figure 9: Number of dwellings by R-Code – Dampier
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Whilst Dampier has a relatively low housing base, the current average net site densities on land zoned R20 is particularly low at only 9.5 dwellings per net site hectare, under half the permitted density. Similarly lots zoned R50 are also under developed at only 27.7 dwellings per net site hectare on average.
Figure 10: Actual net site density by R-Code – Dampier
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
The degree to which the R20 zone in Dampier is under developed is highlighted by the fact that additional capacity remains for over 400 new homes on this type of zoning, most of this on lots that already have one dwelling. This significant theoretical is subject to constraints that may be imposed by
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the characteristics of the existing housing stock and would require further assessment as to whether it is truly viable.
4.2 Dwellings by year of construction Of the extant dwelling stock in Dampier, half was built up to 1978 and the remained was built between 1979 and 1985.
Figure 11: Number of dwellings by year of construction – Dampier
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
4.3 Additional development capacity In addition to the relatively high amount of capacity potentially available on already developed R20 lots, further capacity remains on both developed and vacant R50 lots in Dampier.
Figure 12: Additional Development Potential by R-Code – Dampier
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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Redevelopment of existing developed residential lots in Dampier could add another 501 dwellings to the total stock, while development of vacant sites could yield another 82 dwellings. Overall under the current zonings in Dampier, there is capacity to add another 583 dwellings. Note that this capacity is based solely on the zonings and does not consider any possible infrastructure constraints to additional development.
Table 3. Additional Development Potential by R-Code – Dampier
R-Code Capacity on built lots Capacity on vacant lots Total
R20 382 26 408
R50 119 56 175
Total 501 82 583 Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
5 Roebourne
5.1 Residential Density and Development Capacity The Valuer General’s Office data identifies only 251dwellings in Roebourne, 216 of which are zoned R20 and 35 of which are on land that has no R-Code. Like other areas zoned R20 in the Shire of Roebourne average net site densities are significantly below the permitted average and as such significant capacity remains on already developed lots. However, in Roebourne there are also a large number of vacant lots which could also accommodate significant capacity. Overall 144 new homes could be accommodated on under developed lots and a further 161 dwellings on currently vacant lots.
Figure 13: Number of dwellings by R-Code – Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Figure 14: Actual net site density by R-Code – Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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5.2 Dwellings by year of construction Roebourne’s dwelling stock is significantly than the other town sites in the Shire. More than half of Roebourne’s extant dwellings were built prior to 1975. Dwelling construction activity has been very moderate since 1986 with fewer than four dwelling being built each year through until 2011. In 2012, 10 dwellings were built in the town.
Figure 15: Number of dwellings by year of construction – Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
5.3 Additional development capacity Roebourne’s additional capacity for additional dwellings on zoned land is considerably different to that of the other town sites in the Shire in that most of the dwelling capacity is on land that is current vacant. In all, another 305 dwelling could be built on land that has been designated for R20 densities.
Figure 16: Additional Development Potential by R-Code – Roebourne
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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Table 4. Additional development potential by R-Code – Roebourne
R-Code Capacity on built lots Capacity on vacant lots Total
R20 144 161 305
Total 144 161 305 Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
6 Wickham
6.1 Residential Density and Development Capacity As with other settlement areas in the Shire of Roebourne, R20 is the most common R-Code in Wickham with 86 per cent of homes in Wickham being situated on this R-Code. Relatively small numbers of homes are also located on R30 and R50 zoned lots. In contrast to other areas, Wickham exhibits relatively high average net site densities on R20 zoned land (16.3 dwellings per net site hectare). In contrast land zoned R30 and R50 is significantly under developed with current densities of only 9.8 and 5.2 dwellings per net site hectare respectively. As a result, most of the additional capacity in the Wickham settlement is through the theoretical redevelopment of lots zoned R30 and R50 which could collectively yield almost 200 additional new dwellings.
Figure 17: Number of dwellings by R-Code – Wickham
Figure 18: Actual net site density by R-Code – Wickham
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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6.2 Dwellings by year of construction Half of the extant dwelling stock in Wickham was built prior to 1974 and the other half was built between 1975 and 1987. There are very few dwellings in the town that were built after 1988, until recently when the town has had a new round of dwelling construction.
Figure 19: Number of dwellings by year of construction – Wickham
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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6.3 Additional development capacity Wickham’s development capacity on land which has an R-code is primarily on higher density land (R50) that already has some dwelling development. Redevelopment and infill on this land would permit another 168 dwellings to be constructed. In addition, another 130 dwellings could be construted on land that has been designated for R30 densities.
Figure 20: Additional development potential by R-Code – Wickham
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
In total, another 323 dwellings could be developed on land in Wickham that is zoned either R20, R30 or R50.
Table 5. Additional development potential by R-Code – Wickham
R-Code Capacity on built lots Capacity on vacant lots Total
R20 22 3 25
R30 130 - 130
R50 168 - 168
Total 320 3 323 Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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7 Point Samson
7.1 Residential Density and Development Capacity Point Samson is the smallest settlement in terms of current dwelling numbers with only 119 dwellings, 109 of which are zoned R10 and 10 of which have no R-Code. Average net site densities on land zoned R10 are 10.6 dwellings per net site hectare, so in the most part the lots are fully developed (with the exception of one lot which in theory could accommodate one further dwelling). In addition, an additional four new dwellings could be located on vacant lots.
Figure 21: Number of dwellings by R-Code – Point Samson
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Figure 22: Actual net site density by R-Code – Point Samson
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
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7.2 Dwellings by year of construction Point Samson’s development began at the end of the 1950s with a very small rate of development of up to five dwellings being built each year. Then following a three year period of higher rates of development, the construction rate fell to one or two dwellings being built each year through to 2012.
Figure 23: Number of dwellings by year of construction – Point Samson
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
0
2
4
6
8
10
12
14
19
501
959
19
601
961
19
621
965
19
681
969
19
701
972
19
731
975
19
761
977
19
791
980
19
811
982
19
831
985
19
871
988
19
891
992
19
941
996
19
971
998
19
992
000
20
012
002
20
032
004
20
052
006
20
082
010
20
112
012
Nu
mb
er
of
dw
elli
ngs
bu
ilt
Year of dwelling construction
7.3 Additional development potential Point Samson’s capacity for additional dwellings on land zoned for R10 development is very small and mainly on vacant lots.
Figure 24: Additional Development Potential by R-Code – Point Samson
Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
Table 6. Additional development potential by R-Code – Point Samson
R-Code Capacity on built lots Capacity on vacant lots Total
R10 1 3 4
Total 1 3 4 Source: Department of Planning, Integrated Land Information Database; MacroPlan Dimasi
0
1
2
3
4
5
R10
Ad
dit
on
al d
eve
lop
me
nt
po
ten
tial
R-Code
Vacant Lots
Built Lots
8 Conclusion This assessment draws on data provided by the Valuer General’s Office (Landgate), the Department of Planning and the Shire of Roebourne to determine the current residential densities as well as the capacity for additional dwellings. Using land that has an R-code across the Shire of Roebourne there is capacity to develop another 1,939 dwellings. Most of this capacity is on land zoned for development at R20 and R30 on which there is already at least one dwelling – in effect redevelopment and infill development (Table 7 and 8). Karratha has the greatest capacity for additional dwellings on land that already has some development, but there is also a significant capacity for additional dwellings on built lots in Dampier.
Table 7. Capacity for additional dwellings on land with existing dwellings and a residential density code (R-code)
Additional capacity on built lots
R-Code Karratha Dampier Roebourne Wickham Point Samson Total
R10 0 0 0 0 1 1
R20 153 382 144 22 0 701
R30 488 0 0 130 0 608
R40 11 0 0 0 0 11
R50 0 119 0 168 0 287
R60 0 0 0 0 0 0
Total 652 501 144 320 1 1,618
Source: Department of Planning, Integrated Land Information Database, MacroPlan Dimasi
In terms of vacant residential land, Roebourne town site has greatest capacity for additional dwellings followed by Dampier and then Karratha.
Table 8. Capacity for additional dwellings on vacant land with a residential density code (R-code)
Additional capacity on vacant lots
R-Code Karratha Dampier Roebourne Wickham Point Samson Total
R10 0 0 0 0 3 3
R20 25 26 161 3 0 215
R30 47 0 0 0 0 47
R40 0 0 0 0 0 0
R50 0 56 0 0 0 56
R60 0 0 0 0 0 0
Total 72 82 161 3 3 321
Source: Department of Planning, Integrated Land Information Database, MacroPlan Dimasi
In addition there are a substantial number of dwellings on land that does not have an R-code.
