71 3.6 Open space and management 3.6.1 Open Space Rationale and Distribution In designing an open space network for the precinct, consideration was given to the context: the open space network in the locality, the quality and quantity of open space existing in the precinct, the existing and likely future residents and users of the precinct, and opportunities for improvement. To this end, the City of Canning commissioned Creating Communities to analyse supply of open space, of all types, in the locality in its Public Open Space and Community Facilities Strategy. Some of the findings of the strategy included the following: • Maintain existing levels of provision of public open space (POS), being 10 per cent of the total precinct area, represented by residual POS in the southern portion of the Precinct • Retain the school oval in its current size and form as an asset for the future community and schools • Create a network of interrelated POS that supports the local population and links to external recreation resources including Curtin University, Centenary Park and the Canning River corridor with safe and accessible pedestrian and cycle infrastructure Provide POS in a range of formats to reflect a range of needs within the existing and future communities, being multi- functional, robust and adaptable spaces • Provide a neighbourhood scale park in the northern portion of the Precinct to respond to a deficit of this type of POS in the Bentley and St James area The above recommendations provided some direction on the design of open space for the site, however the design response, described in the following section, draws on this direction and other inputs in identifying a high quality outcome for the public realm and public open space in particular. The Public Open Space Schedule demonstrates that the 10% requirement under Liveable Neighbourhoods is achieved, accounting for relevant water management requirements. The table accounts for Warwick Park and Holder Park which at the northern end of the site. This land was originally provided free of cost to the Crown for recreational purposes, as part of the original subdivision of the locality for residential purposes. The LSP proposes to increase the size of these parks, and dramatically increase their integration with nearby residences as part of development of the precinct. These benefits constitute a greater contribution than the land added to the areas of open space.
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3.6 Open space and management
3.6.1 Open Space Rationale and Distribution
In designing an open space network for the precinct, consideration was given to the context: the open space network in the locality, the quality and quantity of open space existing in the precinct, the existing and likely future residents and users of the precinct, and opportunities for improvement.
To this end, the City of Canning commissioned Creating Communities to analyse supply of open space, of all types, in the locality in its Public Open Space and Community Facilities Strategy. Some of the findings of the strategy included the following:
• Maintain existing levels of provision of public open space (POS), being 10 per cent of the total precinct area, represented by residual POS in the southern portion of the Precinct
• Retain the school oval in its current size and form as an asset for the future community and schools
• Create a network of interrelated POS that supports the local population and links to external recreation resources including Curtin University, Centenary Park and the Canning River corridor with safe and accessible pedestrian and cycle infrastructure Provide POS in a range of formats to reflect a range of needs within the existing and future communities, being multi-functional, robust and adaptable spaces
• Provide a neighbourhood scale park in the northern portion of the Precinct to respond to a deficit of this type of POS in the Bentley and St James area
The above recommendations provided some direction on the design of open space for the site, however the design response, described in the following section, draws on this direction and other inputs in identifying a high quality outcome for the public realm and public open space in particular.
The Public Open Space Schedule demonstrates that the 10% requirement under Liveable Neighbourhoods is achieved, accounting for relevant water management requirements.
The table accounts for Warwick Park and Holder Park which at the northern end of the site. This land was originally provided free of cost to the Crown for recreational purposes, as part of the original subdivision of the locality for residential purposes.
The LSP proposes to increase the size of these parks, and dramatically increase their integration with nearby residences as part of development of the precinct. These benefits constitute a greater contribution than the land added to the areas of open space.
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Additionally, in light of the number of private owners in the LSP area, the allocation of these existing parks, which were developed to serve the houses occupied by these owners, as a deemed contribution to the LSP area would save the requirement to prepare a Developer Contribution Plan, and negotiate its detail with all private landowners.
Furthermore, the Creating Communities review of Public Open Space and Community Facilities Strategy identified good provision of local open space in the area.
Council officers have indicated support for this approach to public open space in the LSP. For these reasons, these two areas of POS are considered to contribute to the redevelopment of the site and their inclusion is considered pragmatic for administration of the LSP and justified given it was previously provided to the Crown for the development of land included in the LSP.
Trees bring identity to public spaces
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Figure 12: Public Open Space
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Table 5 Public Open Space Schedule
POS Area Total Area (ha) Unrestricted Restricted Excluded
A 0.731ha 0.5037ha - 0.2273ha
B 0.356ha 0.3560ha - -
C 0.044ha 0.0440ha - -
D 0.3669ha 0.3669ha - -
E 0.281ha 0.0663ha - 0.2147ha
F 0.2321ha 0.0681ha - 0.1640ha
G 0.1581ha 0.1009ha - 0.0572ha
H 0.7461ha 0.4611ha - 0.2850ha
I 0.0992ha 0.0297ha - 0.0695ha
J 0.0825ha 0.0130ha - 0.0695ha
K 0.411ha 0.4110ha - -
L 0.4257ha 0.4257ha - -
Total 3.9336ha 2.8463ha - 1.0873ha
Note: Drainage areas based on retention of 1 Year ARI event in linear swales (2.2m wide x 0.37m deep)
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Table 6: Public Open Space Calculations
Local Structure Plan Area 27.66ha
Total Net Site Area 27.66ha
Deductions
Dedicated Drainage 1.087m2
Gross Subdivisible Area 26.573ha
Public Open Space requirement @ 10% of GSA 2.846ha
May comprise Minimum 80% Unrestricted Open Space 2.2768ha
Public Open Space Maximum 20% Restricted Open Space 0.5692ha
Unrestricted Open SpacePOS Area A POS Area BPOS Area CPOS Area DPOS Area EPOS Area FPOS Area GPOS Area HPOS Area IPOS Area JPOS Area KPOS Area L
Total Public Open Space Provision 2.8463ha (10.71%)
POS overprovision 0.189ha
It should be noted that water from all storm events with less frequency than 1:1 year will be stored in an underground storage system. More detail on this is provided in the Local Water Management Strategy.
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Great trees make for great spaces
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3.6.2 Landscape Master Plan
In support of achieving a high quality public realm that resonates with existing and future residents, the surrounding community and other future users of the precinct, a Landscape Master Plan was prepared by Place Laboratory. The overall objective of the Bentley Regeneration Project Landscape Master Plan is to create a public realm that is well used and loved. To achieve this the Landscape Master Plan is underpinned by five key principles and values:
• Community Connections: Fostering a healthy community and encouraging positive interaction amongst the people that live in and around the precinct. This is achieved by inclusive design and a variety of functions in the open space network, connected through a legible system of paths and streets.
• Trees: The mature trees within the site provide a distinctive quality and identity to the precinct, and will be retained where possible. Other significant groups of existing trees will be retained within road reserves or lots.
• Good Quality Built Form: The built form within the landscape will enhance the natural character of the site, contributing to the identity of the precinct.
• Site Responsive Design: The design will respect the natural qualities of and its surrounds, promoting sustainable processes such as water sensitive design, and harvesting and use of plants which support biodiversity and build drought tolerance.
• Identity: The landscape will play a significant role in creating a strong visual setting and identity for the Bentley Regeneration project, providing an attractive connection to the past and an opportunity to build on this identity in the future through shared experiences.
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Figure 3. Illustrative Landscape Master Plan
14 BENTLEY REGENERATION PROJECT LANDSCAPE MASTER PLAN
3.0 lAnDSCAPe MASteR PlAnThe overall objective of the Bentley Regeneration Project Landscape Master Plan is to create a public realm that is well used and loved by the local residents. To achieve this the Landscape Master Plan is underpinned by 5 key principles and values:
Community Connections: The landscape design seeks to foster a healthy community and encourage positive social interaction amongst the people that live in and around the Bentley Regeneration project. This will be achieved by providing a network of safe, attractive parks with a variety of functions and facilities for community use, multicultural appeal and attractions for people of all ages. The open space network will be connected through a legible and universally accessible system of paths and streets.
Trees: The mature trees within the site provide a distinctive quality to the Precinct. Mature trees of good retention value located within the proposed parks will be retained where possible. Other significant groups of existing trees will be retained within road reserves or lots. Any trees removed will be either harvested and milled for use in the parks or mulched for garden beds.
Good Quality Built Form: The built form within the landscape will enhance the natural character of the site. It will establish a standard of quality that significantly contributes to the identity of Bentley Regeneration project
Site Responsive Design: As part of the overall sustainability goal for the development the design will respect the natural qualities of its surrounds. The natural environmental systems are incorporated within the development including responding to landform, adoption of water sensitive urban design in the streets and parks where possible, water harvesting from buildings to support landscape features, and use of locally native plants within the parks and streets to support biodiversity and drought tolerance.
Identity: The landscape will play a significant role in creating a strong visual setting and identity for the Bentley Regeneration project. The landscape identity will build upon the existing local sense of place including the popular community and the setting of mature trees. These themes will inform design, material selection, arrangement of the park elements, landform, and land systems with the intention to create a memorable, distinctive and beautiful experience, which people can identify with and be proud of.
1. Town Square2. Neighbourhood Park3. Pocket Park4. Community Garden5. Avenue6. The Towers
Figure 13: Landscape Master Plan
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Within the Landscape Master Plan, these five themes were developed for the design of a hierarchy of existing and proposed green spaces performing a variety of functions, both in and near the precinct. An outline of the Open Space hierarchy is:
3.6.2.1 Community Parks: Wyong Reserve and Bentley Primary School
Larger, active open spaces for use in formal sporting events and informal exercise such as dog walking. The school oval is not public open space but contributes significantly to the local recreational space network, and opportunity may exist for shared management of the oval accordingly.
3.6.2.2 Neighbourhood Parks: Northern Park
As identified in the Creating Communities report, a neighbourhood park was identified as necessary in the northern portion of the site, to ensure all future residents were well served by a variety of green spaces. It will provide for a variety of uses and users.
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3.6.2.3 Local Parks: Town Square, Community Garden and Pocket Parks
All these may be considered a form of Local Park. These parks are generally small and have been located around stands of existing trees, or to facilitate pedestrian connections.
Pocket parks are smaller and provide attractive meeting places. They typically serve the surrounding dwellings, provide points of amenity and due to their small size allow specific trees to be retained.
The Community Garden has been retained in its historic location some 200m south of the Community Hub. It has a special purpose of supporting community activities, and local food production, and performs an important role in creating community cohesion and connecting the precinct to its past.
The Town Square has an urban character relating to the adjoining shops and community facilities. Its likely future functions and its prominence ensure it is the most visible space in the precinct, and that which is most likely to be a source of identity for future residents and visitors to the precinct.
Detail on development of these spaces, including species, maintenance requirements and design of all spaces is provided in the Landscaping Master Plan, an appendix to the LSP.
Town square: a focus for the community
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Figure 15: Town Square Concept
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3.7 Crime Prevention through Environmental Design (CPTED)
Arguably the greatest desire expressed by the community in community engagement is to ensure the future precinct is safe and secure, and also perceived to be so. This has been identified by the Steering Committee as an important priority for the project in announcing the regeneration of the precinct and distinguishing the future of the precinct from issues in the vicinity in the past.
To this end, the contribution that environmental design can make to crime prevention and perceived security will be an important element in developing an overall sense of safety in the area. Specifically, the treatment of lighting, encouraging the right types of activity, designing for passive surveillance, and ensuring the design of the public realm reinforces a sense of safety can assist in achieving this outcome, but is only part of a range of strategies to deliver this outcome.
It is also important to acknowledge that the creation of a sense of community safety is also important to ensuring communities designed to be walkable are, in practice, walkable.
These matters are largely addressed in the detailed design process following the recent completion of the Draft Crime Risk Assessment Report. Key actions from the report will be prioritised to address community concerns in partnership with local police and City officers.
Planning and design related actions will be addressed in the development of Design Guidelines and Local Development Plans, subsequent to the LSP. As part of addressing this matter, the objectives of WAPC’s Designing Out Crime guidelines will be pursued through identifying potential risks and minimising and managing them through detailed design.
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3.8 Residential
Although a mixed-use development with a focus on a fine-grain mix of uses, the precinct will contain a large proportion of residential dwellings. As an outstanding opportunity for infill redevelopment, this project seeks to deliver diversity of housing with an opportunity to develop to higher densities than would normally be anticipated in a suburban context. Given the inner-middle location of the site in the metropolitan area, a more ambitious density outcome, reinforced by the density targets in Directions 2031, and demographic trends towards smaller households, is considered justified.
3.8.1 Density and DistributionAs was identified in Section 2 of this Part, the desire to create a great, higher-density place is matched by the identification of the site in Directions 2031 for a yield of at least 1300 dwellings, and demographic trends, both in the locality and more broadly, of smaller household sizes.
To achieve these targets in a manner that generates amenity for the precinct and surrounds, a high quality public realm, great parks and green spaces, and excellent retail and community uses, the base densities proposed for the Edge, Frame and Core precincts are R60, R100 and R160 respectively. This can be summarised in the following table
Table 7: Base Densities Precinct Base Density Building
Heights
Edge R60 1-3 Storeys
Frame R100 2-5 Storeys
Core R160 4-10 Storeys
A range of plot ratios, and other development provisions and character statements about each precinct, is proposed in Part 1 of the LSP. Further detail on the intended character and development provisions for each precinct can be also found in Part 1 of this LSP, and details of provisions (including confirmation of plot ratios) will be elaborated on in Design Guidelines and Local Development Plans.
3.8.2 Design rationale and criteria for location
In respect of the distribution of density and height across the site, community engagement outcomes confirmed sentiment that any density should be located near the towers, and away from existing residences.
The design response directly relates to this. The above precincts and levels of development intensity are distributed in a broadly concentric manner around the retail and community node in the centre of the site. Not only does this distribution ensure a centrally focussed development; it also allows development on the fringe to knit into the character of the existing, surrounding locality.
Beyond this, there is opportunity to deliver a genuinely diverse range of density that complements the existing housing and development in the surrounding areas. This diversity includes a variety of apartment living options, such as purpose-built student accommodation, a range of affordable living options, and larger units that may cater for families. In addition, variations in minimum lot sizes for the edge precinct allow affordable medium
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Figure 16: Heights Plan
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density housing and innovation in small lot products to be explored and delivered through the life of the project.
Beyond the LSP, there is opportunity to interrogate design responses for residential density further. Detailed design will be further explored in Design Guidelines and Local Development Plans. Part 1 of the LSP identified the potential for development bonuses for the achievement of identified objectives, such as environmental or other benchmarks. The detail of the bonuses available and the standards required to achieve them will be detailed in Design Guidelines. These bonuses will only be entertained where the resultant development contributes to – and does not compromise – the amenity of the locality.
3.9 Education facilities
The precinct is well served by a range of educational facilities, being primary, secondary and tertiary institutions of both the public and private sector and serving a very diverse student population. The variety of schools in the locality includes:
• Bentley Primary School• Al-Hidayah Islamic School• Santa Clara Primary School• Rehoboth Christian Primary
School• Wilson Primary School• Millen Primary School• Carson Street Primary School• Kent Street High School• Clontarf Aboriginal College• Canning Secondary College• Sevenoaks High School• Ursula Frayne Catholic College
• Canning College• Curtin University of Technology• Cannington Community College• Polytechnic West Bentley Campus• Swan TAFE
This being the case, no schools are proposed within the LSP area. Additional demand will be generated through the development of the precinct and it is anticipated that this can be accommodated in surrounding facilities. The Department of Education has confirmed there exists capacity to accommodate anticipated demand without requiring additional facilities.
In addition to the education facilities in the locality, development has been proposed to complement and build on the role of schools at the centre of community life. This is reflected in the spatial planning for the site by providing direct connection from the school site to the heart of the new precinct. This is further reflected in activity planning, proposing a series of complementary activities within the central node to provide community services and activities that can be linked to the school. As the precinct develops, leaders within nearby schools will be engaged to ensure they form an integral part of the future of the precinct, and continue to be a valuable asset as part of the future of the precinct.
It is noted that the original buildings of Bentley Primary School are still in use. The opportunity will remain for ongoing engagement with schools, particularly as they redevelop, to ensure they can do so in a form that is beneficial to the precinct and to the schools themselves.
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Figure 17: School Distribution
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3.10 Streets and Movement
Particular attention has been paid to the design of streets in the precinct. Design speeds for private motor vehicles are deliberately low to ensure pedestrian safety, reinforced by road treatments. An extensive network of cycling opportunities creates a safe cycling environment. Exceptional tree planting creates a pleasant microclimate and sheltered walking environment, opportunities for stormwater retention in landscaped strips reduce waste, street furniture and active frontages promote energy and social interaction, and the built form complements the street and provides passive surveillance.
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The design of the public realm and of streets in particular is of paramount importance to the project, and central to the “pedestrians first” philosophy applied in the project.
Streets are for more than just moving vehicles
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3.10.1 Movement network
The development has been designed with significant consideration of accessibility and permeability. In order to ensure good access between the development site and the surrounding road network, and to integrate into surrounding development, a number of access locations have been proposed. The development is served by two accesses to the north, four accesses to the east, three accesses to the south and four accesses to the west.
The accesses to the north provide connection to Walpole Street and Holder Street, while the accesses to the east provide connection to existing roads running in an east-west alignment and providing connectivity with north-south roads such as Chapman Road and Albany Highway. The access routes connecting to the south of the development provide connection with the east-west Manning Road and on to routes further to the south, including Braibrise Road, Bungaree Road and Centenary Avenue. The accesses to the west provide linkage with the north-south Dumond Street, allowing for travel north-south or to areas west of Dumond Street.
The development has been planned to ensure walkability is maximised, in keeping with the “pedestrians first” approach to design. With that aim, it is proposed to deliver facilities within the development that will strongly encourage walking, cycling and public transport. The preferred mode of transport is walking, followed by cycling and then public transport. The use of cars within this precinct is less preferred than these three modes.
People and activities bring streets alive
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Figure 18: Proposed Street Network Hierarchy
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3.10.1.1 Movement Network Hierarchy
The proposed street network hierarchy within the development site is shown in Figure 18. It is seen that the primary roads within the site are the north-south and east-west running neighbourhood connector category roads. These streets are a maximum width of 24.4m. There are two levels of access street within the site, providing widths of 16m and 15m. There is also a 8-10m mews street and 6m lane.
3.10.1.2 Pedestrian
The provision of “hard infrastructure” for pedestrians has focussed on footpaths and pedestrian crossing facilities. The neighbourhood connector roads are provided with footpaths either side of the road, while access roads are provided with shared paths on either side of the road. Laneways and shared streets allow for pedestrian movements within a low speed shared space environment.
The approach to pedestrian facilities has been to ensure that pedestrian movements are adequately catered for along each road and also those supplementary pedestrian routes are provided between the roads, such as through parks providing a comprehensive pedestrian network within the site with routes provided along pedestrian desire lines as far as possible.
In addition to these measures, landscaping, lighting and built form treatments will ensure walking in the precinct is pleasant and secure.
3.10.1.3 Cycling Facilities
Outside the site, a variety of destinations are within good cycling distance. However, there are no existing cycling facilities provided within the site or on the roads immediately surrounding the site. Bike routes have been proposed within the development site to link to external destinations around the site. In addition, the City of Canning has worked collaboratively to develop a programme for improvement of surrounding streets, ensuring the quality of cycling facilities is maintained in connecting to the surrounding area
The highly connected proposed street network will encourage cycling trips to key destinations outside the site as well as trips into the site from the surrounding area, particularly the neighbourhood centre.
Alternative cycle path treatments are currently proposed for the major avenues, subject to more detailed design and testing. Outlined in 3.10.1.6, Option 1 proposes a separated two way cycle lane on one side of the street and Option 2 on road cycle lanes in each direction plus a shared path for less confident riders.
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Figure 19: Cycling and Pedestrian Movement Network
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Figure 20: Public Transport Network
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3.10.1.4 Public Transport
It is proposed to relocate the existing bus routes operating along Dumond Street to North South Road. It also proposed to provide three sets of bus stops within the site, along North South Road, as shown indicatively in Figure 23. The bus stops have been located at the central area of the site, adjacent to the Civic Area, to ensure bus stops are conveniently located in proximity to the major attractors and generators. To supplement the central bus stops, bus stops are proposed towards the south and north of the North South Road thereby ensuring satisfactory coverage provided by the bus stops.
Detailed design on location of bus stops is to be further developed with the Public Transport Authority.
In addition to the Transperth public transport network, Curtin University operates a bus in the locality, serving students travelling to the university. Development of the precinct, with a more permeable street network, will provide an opportunity for a more direct connection to the university. This opportunity will be pursued with the university should the precinct attract a significant student population.
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Figure 21: Intersection Treatments
LEGEND Give Way Stop Traffic Signal
3.10.1.5 Private Vehicles and Traffic
The traffic analysis has been undertaken at year 2021, using surveys of existing traffic flows factored to 2021, to obtain 2021 base traffic flows. The total traffic flows at year 2021 have been obtained by forecasting the traffic expected to be generated by the new development and then adding the development generated traffic to the base traffic flows, to provide a forecast of traffic volumes expected at year 2021 with the development fully constructed.
These intersection treatments are based on preliminary meetings with the City of Canning and Main Roads WA. Further detailed design investigation is to be undertaken with the City on the intersection of the Ashburton Road extension and the proposed North-South Road. All intersections within the project area not shown are give way.
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3.10.1.6 Proposed Street Sections
The following series shows indicative street sections for the precinct. The designs proposed reinforce the principle of “pedestrians first” in the precinct, providing ample space for pedestrians, cyclists, public transport and vehicles, and contributing to an attractive public realm.
This revised LSP now proposes 2 x Avenue section options, both with a maximum total reservation width of 24.4m. Key differences relate to bike lanes. Option 1 includes a separated 2 way bike lane within a widened verge. Option 2 is the Liveable Neighbourhoods Neighbourhood Connector A ‘base case’, comprising unseparated on road bike lanes in both directions and a shared path. Both options require more detailed design and testing to determine the preferred bike lane treatment. Another variable is the timing and nature of improvements to the surrounding area (per section 3.10.1.4).
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Typical Local Street with Embayments
Typical Local Street without Embayments
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Typical Mews
Typical Lane
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Figure 23: Complementary streets improvements to the surrounding area (Source: City of Canning)
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3.11 Integration with the surrounding community
The built form and movement network has been designed to draw on the character of the surrounding development. However to further integrate the proposed development into the surrounding community, and enable the community to further benefit from the proposed development of the precinct, the City of Canning has identified a number of projects and improvements to surrounding streets and parks.
Improvements to parks outside of the area include upgrades to Wyong Oval, Bunning Park, and small parks near the northern edge of the precinct. Other nearby parks are also identified for upgrade.
Improvements to the movement network include extension of upgraded, pedestrian friendly treatments for Ashburton Street, Walpole Street and Pollock Street, and improvements to the intersection of Baldock Street, Wyong Road and Manning Road.
In addition, it is proposed to extend the high standard cycling network proposed within the site down Ashbutron Street and John Street to the rail line, along Holder Street towards Curtin University, and to the southwest towards Centenary Park, the river, and a 12km cycle track which runs along the Canning River foreshore.
These improvements to the surrounding area provide an additional opportunity for the local and surrounding community to benefit more directly from development of the precinct, and, importantly, will serve to invite nearby residents to visit the precinct by bike or on foot; not just by car. These improvements will also ensure the surrounding area will be more accessible to future residents of the precinct, without reliance on a car for travel.
3.12 Water management
In developing the stormwater drainage design the intention is to incorporate appropriate Water Sensitive Urban Design and drainage best management practices for stormwater and nutrient management at the site to ensure there will be no unacceptable impacts on the existing local drainage infrastructure or the environment and to ensure that the site is protected from flooding.
Due to the increased density of the development, the percentage of impermeable surfaces results in additional drainage requirements to ensure the volumes of water entering the existing drainage infrastructure are not increased from the current conditions. This will be accomplished by utilising current urban water best practices within the development.
The drainage infiltration basins located outside the site at Wyong Reserve and Manning Road will remain untouched. The intention is to provide underground storage to remove the unsightly fenced sumps at Walpole Street and Pitt Street and underground storage will be provided throughout the site to detain the additional stormwater.
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Figure 24: Complementary public parks improvements to the surrounding area (Source: City of Canning)
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The site includes vast areas of linear streetscapes, public open space and public promenade areas which offer extensive opportunities to manage minor rainfall events through promoting the use of passive stormwater capture systems. These include the use of vegetated median strips, depressed garden areas, vegetated/grassed/permeable road side swales and tree pits to encourage the infiltration of stormwater at source and to irrigate street trees and vegetation.
While these features act to reduce the volume of stormwater leaving the site in the case of frequent low-intensity rainfall events, they also have a range of other functions and benefits including:
• adding aesthetic value to a developed, higher density environment by creating green and vibrant streetscapes
• increasing the stormwater detention capacity in street cross-sections and reducing the requirement for piped drainage
• allow for part-treatment at the source to limit end of line solutions
• create subtle separation between vehicles, cyclists and pedestrians.
Whilst it is recognised that street trees and plantings offer many benefits, an important function of the streets and road drainage network is to convey major stormwater flows through the site to sub surface pre-fabricated drainage units for storage and infiltration of the larger storm events for flood protection. The intention is to provide a form of underground storage (either in the form of oversized culverts or pre fabricated storage cells) located within the public
open space and road reserves for the collection, storage and infiltration of all events greater than the 1:1 year ARI event.
Structural controls shall be implemented at either source, in line, or at the outfall in the form of interceptor traps to remove gross pollutants (litter) and sediment from entering the underground storage facilities.
To effectively conserve water, water conservation strategies including water efficient building design, rainwater harvesting and greywater reuse and the use of green roofs and walls are currently being considered for inclusion in the Structure Plan.
Additional information on the drainage design and water conservation strategy will be included in the subsequent Local Water Management Strategy (LWMS).
Use of rain gardens and water treatment within verges and medians can bring greenery to streets
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3.13 Infrastructure coordination, servicing and earthworks
3.13.1 Site Works
In accordance with the geotechnical investigatory reports by Coffey dated 2 November 2010, 23 January 2013 and additional tests recently undertaken, the remediation of the loose, uncompacted in-situ material will be undertaken during the earthworks operation of the Bentley Regeneration Project. In order for these works to be undertaken successfully in a cost-effective manner, the following steps and/or recommendations have been made.
3.13.1.1 General Earthworks
All topsoil across the site shall be stripped and stockpiled in a suitable location. With the large amounts of topsoil to be generated from the site and limited surface areas available in the Public Open Spaces (POS), Pritchard Francis will investigate the opportunity to mine clean sand from the proposed POS’s before placing and compacting the topsoil to the borrow pits. It will be the project’s intent to maintain all topsoil on site in a cost effective and sustainable manner.
Existing inert materials inclusive of footpaths, kerbing and bricks shall be removed and stockpiled in a suitable location. It will be recommended that these materials be placed and compacted in a controlled fashion deep within Public Open Space
areas to minimise cost and traffic movements to and from site. Previous stripped topsoil can be compacted over the inert materials as a protective barrier.
Existing pavement materials of limestone and roadbase shall be stripped and stockpiled in a suitable location. These materials will be re-used during the subdivisional phase of the project. It will be the intent of this project to maintain all valuable material on site. Asphalt will be removed from site and disposed of at an appropriate facility.
The requirement for, and the height of retaining walls shall be minimised across the site through the appropriate use of cut to fill and minor grading to lots.
3.13.1.2 Remedial Earthworks
In order to rectify the loose, uncompacted in-situ material on site, several earthworks methodologies and construction techniques have been assessed for their effectiveness, construction duration, effect on adjacent landowners, cost and risk.
Traditional methods of cut to fill and proof rolling have been suggested, however new technologies including vibrofloatation, high energy impact rolling or deep compaction are also being considered due to their ability to work around existing vegetation to be located in future POS’s whilst also being cost-saving techniques in comparison to the traditional methods. A combination
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of several techniques dependent upon the depth of rectification and location of adjacent residents will be thoughtfully considered during the design, to enable trees to be retained where possible.
Whilst completing the earthworks in accordance with the above philosophy, the natural surface of the Bentley Regeneration Precinct will be modified slightly to ensure smooth grades result in both the north-south and east-west plains of the development. This allows for the integration of the existing ground levels, features and the requirements of built form.
In order to achieve an even cut to fill earthworked site, the excavation of basements where 5 to 8 storey structure are anticipated will be considered as a further cost saving technique. Further cost benefits also result from the excavation of such basements as the depth of the loose, uncompacted in-situ material is reduced by 2 – 3 metres.
3.13.2 Infrastructure Coordination and Servicing
At the completion of the removal of all redundant services within the Bentley Regeneration Precinct, Pritchard Francis will be required to coordinate the design, documentation and installation of the services inclusive of sewer reticulation, water reticulation, stormwater drainage, telecommunications, gas reticulation and underground power. This coordination will be undertaken in accordance with the Utility Providers Code of Practice for Western Australia, which clearly defines the standard alignment of services to be installed to all road reserves. All design and documentation of such services will be submitted to the relevant authorities for approval prior to installation. These authorities will include, but not limited to:
• City of Canning
• Water Corporation
• Atco Gas
• Western Power
• Department of Housing
• NBN Co / Telstra
• Main Roads Western Australia
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3.14 Developer contribution arrangements
At present there are multiple owners within the LSP area. However the City of Canning and Department of Housing have care and control of most of the land within the LSP.
Shared costs and management of the future develop is managed through the Heads of Agreement for these parties, and therefore does not require a Developer Contributions arrangement.
For the small private owners within the LSP area, at present it is proposed that their “deemed contribution” to the LSP facilities and infrastructure is accounted for by the public open space previously required to be transferred free of cost to the Crown when the land was originally developed for residential purposes. This is discussed further in section 3.6.1 of the LSP.
3.15 Implementation
3.15.1 Further documentation and management plans
To facilitate subdivision and development of the land, further studies and/or management plans are to be prepared, as applicable, to the satisfaction of the relevant authority as outlined in Table 5.
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Table 8: Further Documentation and ActionsDocumentation Approval Stage Approving AuthorityLocal Water Management Strategy
Lodged in parallel with LSP City of Canning; Department of Water
Landscape Masterplan Lodged with LSP City of Canning; WAPC
Geotechnical Report Lodged with LSP City of Canning; WAPC
Engineering Servicing and Earthworks Report
Lodged with LSP City of Canning; WAPC
Activity Centre Analysis Lodged with LSP City of Canning; WAPC
Transport Assessment Lodged with LSP City of Canning; WAPC
Design Guidelines Prior to first stage subdivision or development
City of Canning; WAPC
Parking Strategy Prior to the ‘first stage’ of subdivision
City of Canning
Construction Management Plan
Prior to site works City of Canning
Design Review Agreement Prior to development City of Canning (Agreement or MOU)
Landscape and Public Open Space Management Plans
Prior to clearance of subdivision
City of Canning
Urban Water Management Plans
Prior to clearance of subdivision
City of Canning; Department of Water
Local Development Plans Prior to clearance of subdivision
City of Canning
3.15.2 Land Assembly
In parallel with the planning and detailed design process, the various landholdings within the precinct will need to be transferred to enable development. This is recognised as an important administrative step in the creation of the precinct, however is not strictly considered a core planning matter. It is acknowledged that the transfer and assembly of land may be a determining factor in the precise timing of future stages of precinct development.
3.15.3 Indicative staging
It is anticipated that BRP will be developed in stages over the coming years, dependent on the requirements of the proponents and market conditions. Forward works activities are expected to be completed in 2014 with the initial stage of Civil Subdivision works occurring in 2015. There is also the requirement of an initial residential building on site early in 2016.
The precinct will integrate with the existing street network and utility infrastructure to maximise efficiency. Minor upgrades will be required to accommodate the increased demands on the respective authority networks.
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Part 3 - Technical Reports
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1. EnginEEring SErvicing and EarthworkS rEport (Pritchard Francis)
2. gEotEchnical rEport (Coffey)
3. landScapE MaStErplan (Place Laboratory)
4. tranSport aSSESSMEnt (Donald Veal Consultants)
5. activity cEntrE analySiS (Taktics4)
6. local watEr ManagEMEnt StratEgy (rpS)
Contents
Part 3 - Technical Reports
An electronic copy of Parts 1 and 2 of the LSP has also been provided in the attached CD
