Version: 1 Page 1 Metro East Joint Development Assessment Panel Agenda Meeting Date and Time: 1 July 2015; 10am Meeting Number: MEJDAP/58 Meeting Venue: Department of Planning 140 William Street, Perth Attendance DAP Members Mr Eugene Koltasz (Presiding Member) Ms Megan Bartle (Deputy Presiding Member) Mr Luigi D’Alessandro (A/Specialist Member) Cr Mel Congerton (Local Government Member, City of Swan) Cr Darryl Trease (Local Government Member, City of Swan) Cr Julie Brown (Local Government Member, City of Gosnells) Cr Wayne Barrett (Local Government Member, City of Gosnells) Officers in attendance Ms Lindsay Baxter (Department of Planning) Department of Planning Minute Secretary Ms Zoe Hendry Applicant/s and Submitters Ms Sandra McLeish (Department of Treasury) Mr Anthony Watson (Boral) Members of the Public Nil 1. Declaration of Opening The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held. 2. Apologies Nil 3. Members on Leave of Absence Mr Kent McDowall (Specialist)
Transcript
Version: 1 Page 1
Metro East Joint Development Assessment Panel
Agenda
Meeting Date and Time: 1 July 2015; 10am Meeting Number: MEJDAP/58 Meeting Venue: Department of Planning
140 William Street, Perth Attendance
DAP Members Mr Eugene Koltasz (Presiding Member) Ms Megan Bartle (Deputy Presiding Member) Mr Luigi D’Alessandro (A/Specialist Member) Cr Mel Congerton (Local Government Member, City of Swan) Cr Darryl Trease (Local Government Member, City of Swan) Cr Julie Brown (Local Government Member, City of Gosnells) Cr Wayne Barrett (Local Government Member, City of Gosnells) Officers in attendance Ms Lindsay Baxter (Department of Planning) Department of Planning Minute Secretary Ms Zoe Hendry Applicant/s and Submitters Ms Sandra McLeish (Department of Treasury) Mr Anthony Watson (Boral) Members of the Public Nil 1. Declaration of Opening
The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.
2. Apologies
Nil
3. Members on Leave of Absence
Mr Kent McDowall (Specialist)
Version: 1 Page 2
4. Noting of Minutes
Note the Minutes of the Metro East meeting No.57 held on the 10 June 2015.
5. Declarations of Due Consideration
Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.
6. Disclosure of Interests
Nil
7. Deputations and Presentations
7.1 Ms Sandra McLeish presenting for the application at Item 8.1. The
presentation will provide an outline of the building elements of the primary school, and present the modified building envelope plan.
8. Form 1 - Responsible Authority Reports – DAP Application/s
8.1 Property Location: Lot 9085 Holdsworth Avenue, Aveley & 7202 The
Broadway, Ellenbrook Application Details: High School Applicant: Department of Treasury Owner: Stockland Development Pty Ltd, 85 Spring Street
LG Reference: DA15/00093 Responsible Authority: Western Australian Planning Commission Authorising Officer: Executive Director
Perth and Peel Planning Division Department of Planning File No: 25-50424-1 Report Date: 4 June 2015 Application Receipt Date: 14 May 2015 Application Process Days: 60 days Attachment(s): 1. Location Plan
2. Development Plans and Elevations 3. Photo - Existing Crushing Plant, Screening and Conveyor System
Officer Recommendation: That the Metropolitan East Joint Development Assessment Panel resolves to: Approve DAP Application reference DAP/15/00788 and accompanying plans, Orange Grove - Quarry Proposed Crushing and Screening Plan (16 April 2015); Site Plan View Option 1A (15927-A001-ME-DSK-00001 REV C); Tertiary Quaternary Building Outlines (15927-A001-ME-DSK-00001 REV E); Primary Secondary 1B Building Outlines ( 15927-A001-ME-DSK-00001 REV D) in accordance with Clause 18 of the Metropolitan Region Scheme subject to the following conditions: Conditions: 1. This decision constitutes planning approval only and is valid for a period of 2
years from the date of approval. If the subject development is not substantially commenced within the 2 year period, the approval shall lapse and be of no further effect.
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Background: Insert Property Address: Lots 50 and 467 Stephen Street and Lot 453
Grant Street, Orange Grove Insert Zoning MRS: Parks and Recreation, Rural TPS: Parks and Recreation, Rural Insert Use Class: Extractive Industry Insert Strategy Policy: Nil Insert Development Scheme: Nil Insert Lot Size: Lot 50 (122 hectares)
Lot 453 (26.18 hectares) Lot 467 (19.79 hectares)
Insert Existing Land Use: Extractive Industry Value of Development: $16 million The application seeks approval for the replacement of a Primary, Secondary and Tertiary Crushing Plant, Screening Plant and Conveyor System within the Boral Resources (WA) hard rock quarry operations at Orange Grove. The approximate cost of the development is $16 million, within the prescribed financial threshold ($10 million or more), and requires determination by a Development Assessment Panel. The Commission is required to submit an independent 'responsible authority report' to the JDAP by reason that the main component of the development, associated with replacement of the crushing and screening plant is located on land which is reserved for Parks and Recreation, and necessitates determination under Clause 18 of the Metropolitan Region Scheme. The application also references work associated with relocation of a stockpile area from Lot 457, its rehabilitation and the partial retention of hardstand/ parking. These works are located on land that is zoned Rural, and would generally necessitate dual approval by the Commission under resolution of Clause 32 of the Metropolitan Region Scheme (being associated with an extractive industry) and the City of Gosnells ('the City') under its local planning scheme. In this instance, however, the use of Lot 457 for such activities is deemed to be permitted under a planning approval issued for the broader extractive industry operations in 2004 (WAPC 25-50055-1) and the associated works do not necessitate dual reporting to the JDAP. Outline of Development Application Boral Resources currently operates a hard rock quarry on the Darling Scarp, encompassing activities such as drilling, blasting, crushing/screening, storage and haulage of hard rock materials. The quarry operates under existing environmental approval and licensing arrangements, producing on average 1 million tonnes per annum, with approved capacity up to 2 million tonnes.
Crushing and screening operations on site involve a series of crushers (primary, secondary and tertiary), which reduce the size of the hard rock, and a series of vibrating screens to sort different sized aggregate. The resultant product is stored on site in bays and stockpile areas prior to delivery.
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In order to meet current industry practices and requirements it is proposed to modernise the existing open crushing/ screening facilities and replace them with an enclosed automated system. The application does not propose to alter other elements of the approved operations, including hours of operation or increase aggregate production. The new plant will be located in the vicinity of the existing plant, occupying roughly the same equivalent footprint but being reconfigured to provide a more linear arrangement with the new primary/ secondary plant relocated further east. The existing screenhouse, forming one of the more prominent structures within the site is proposed to be retained. The plant upgrade will be undertaken on a phased basis, to limit impacts upon current operations. Commissioning is intended to start in mid 2016, with production estimated to commence in August 2016. Decommissioning of the existing plant will be executed immediately after commissioning of the new plant. Legislation & policy: Legislation Planning and Development Act 2005 Metropolitan Region Scheme 1963 WAPC State Planning Policy State Planning Policy No. 2.4 - Basic Raw Materials State Planning Policy 4.1 - State Industrial Buffer Policy WAPC Development Control Policies Development Control Policy 1.2 - Development Control - General Principles. Development Control Policy 5.3 - Use of Land Reserved for Parks and Recreation and Regional Open Space Consultation: Public Consultation Nil City of Gosnells The City recommends that the application be approved, without conditions on the following basis:
• The new plants and conveyor system will be full enclosed thereby reducing noise and dust impacts.
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• The new plants and conveyor system will be screened by the west wall of the Stage 2 quarry area and the existing screenhouse (to be retained) thereby minimising any visual impact on the abutting rural area.
• There will be no change to the plant's core operation hours. • The stockpile yard (and associated loading/unloading activities) will be moved
away from nearby sensitive land uses thereby reducing any adverse impacts from quarry operations on these sensitive land uses.
• There will be no additional activities on site as a result of the project and it is expected that fewer items of processing equipment will be required because of the use of modern machinery. The proposal is essentially a modernisation and rationalisation of the quarry operations.
• There will be no increase in the aggregate production volumes from the site beyond that which is currently permissible under the licencing of the operation.
Department of Parks and Wildlife (DPaW) DPaW advises that it has no comment to make on the development application. Department of Water DoW advises that it has no comment to make on the development application. Department of Fire and Emergency Services (DFES) Unexploded Ordnance Services (UXO) DFES advises that it is considered highly unlikely that there would be any risk from UXO at or near the planned locations of the replacement of the primary, secondary and tertiary crushing plant, screening plant and conveyor system within the quarry area. Department of Environment Regulation (DER) DER advises that if the planning approval is granted, the emissions and discharges from the proposal can be regulated under Part V of the Environmental Protection Act 1986 (EP Act). DER also considers that the works will result in a reduction in emissions and discharges from the premises and a reduction of the likelihood of amenity impacts to nearby sensitive receptors. The existing Works Approval and the current Operating Licence for the premises can be amended to include appropriate conditions to regulate the carrying out of the works and regulation the operation of the crushing and screening plant. It is noted that Lot 50, along with eight other lots comprising the Boral quarry site, are classified as 'possibly contaminated - investigation required' under the Contaminated Sites Act 2003 (CS Act). This classification was based on the use of the site as an operating quarry since the 1960s and associated potentially contaminating activities. As the site is not proposed for a more sensitive use, based on available information, DER has no objection to the proposed development.
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Planning assessment: Clause 31 of the MRS sets out the following factors which must be taken into account by the Commission when determining a development application:
• the purpose for which the land is zoned or reserved under the MRS; • the orderly and proper planning of the locality; and • the preservation of the amenities of the locality.
Purpose for which the land is zoned/reserved under the MRS Lots 453 and 467 are partially zoned 'Rural' and partially reserved for 'Parks and Recreation' (P&R), whilst Lot 50 is entirely reserved for P&R under the MRS. The replacement facilities are proposed to be located entirely within the P&R component. A P&R reservation is usually applied to land that is considered to have regional significance for ecological, recreation or landscape purposes. The Commission's Development Control Policy 5.3 - Use of Land Reserved for Parks and Recreation and Regional Open Space provides guidance on the Commission's consideration applications for the use or development of land reserved for P&R. This Policy outlines a presumption against development of land that is inconsistent with the purpose of the P&R reservation. The P&R reservation applying to the subject land would appear to be aligned with the significant landscape feature of the Darling escarpment and is contiguous with the reservation applying to Banyowla Regional Park to the east. The subject land forms part of an established quarry which has operated at this location since 1962. Examination of historical mapping indicates that the P&R reservation has remained unchanged since adoption of the Metropolitan Region Scheme in 1963. Various development approvals have been granted by the Commission in association with the established quarry having regard to the significance of the raw material for development of the Perth metropolitan area. Historic development of the site and subsequent planning determinations have served to formalise such landuse on the escarpment. Replacement of the crushing and screening plant will not result in additional clearing or excavation so as to affect the vegetation or landscape features of the escarpment beyond that which currently exists. On this basis the historic P&R designation does not represent an impediment to approval of the application. Orderly and proper planning of the locality The replacement facilities will facilitate the continued operation of the quarry, consistent with State Planning Policy 2.4 - Basic Raw Materials (SPP 2.4) which identifies the site as a Key Extraction Area for retention and protection in the long term.
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The quarry operations are also recognised in the draft City of Gosnells Foothills Rural Strategy (2004) which was prepared by the City to provide guidance on future strategic planning within the locality. Although the Strategy has not been formally adopted and will require further review, it recognises the need to limit intensification of sensitive land uses within 1 kilometre buffer of the Boral facility, consistent with guidance contained within SPP 2.4. The proposal will not place any additional impediment on subdivision or development within the locality beyond that which already exists and will result in potential improvements for the amenity of existing land uses, including various small rural holdings which already fall within the nominal 1 kilometre buffer. Preservation of the amenities of the locality The locality is broadly characterised by low density, semi-rural properties, set against the backdrop of the Darling Escarpment with its associated parks/ reserves and the operational hard rock quarry. The quarry encompasses activities such as drilling, blasting, crushing/screening, storage and haulage of hard rock materials. A temporary asphalt plant is also operating within the site to service major road works as part of the Gateway WA project. In recognition of potential offsite impacts the quarry is subject to a generic 1 kilometre buffer under SPP 2.4 to limit intensification of nearby sensitive land uses. The proposed development has the potential to impact the amenity of the locality through emissions such as dust and noise, as well as traffic and visual disturbance. Emissions Potential off-site impacts arising from the Boral and nearby Holcim quarry operations, including concerns surrounding the impact of dust emissions, have been long recognised in this locality. During 2004 to 2006 a study and monitoring exercise were undertaken by the Department of Planning, culminating in the publication of the Gosnells Dust Study (2006). Although the formal monitoring program did not collect data around the Boral quarry it was recognised that both operations are based on the extraction of the same basic raw materials and operated in a similar manner, albeit at different scales and local environments. The study re-affirmed the need to maintain a nominal 1 kilometre buffer for both quarries as part of broader strategic planning and was intended to inform dust control strategies for ongoing quarry operations and future licencing requirements. The replacement plant design is intended to minimise and reduce the risk of airborne dust. At the present time all the crushers and five of the existing screens remain uncovered. It is proposed that all of the new processing equipment for crushing and screening be enclosed in custom built enclosures and the external conveyors fitted with covers to minimise the creation of airborne dust. Dedicated dust suppression systems are also proposed at each of the crushers, with encapsulation and filter systems installed at each of the screens. Noise emissions are regulated by the Environmental Protection Act 1986 (EP Act) and the Environmental Protection (Noise) Regulations 1997. Boral has commissioned a noise assessment of the proposed plant upgrade which concludes that:
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• Noise from the crushers and associated activities are compliant with the Noise Regulations from the nearest sensitive noise receptors; and
• The plant upgrade will result in a decrease in noise levels associated with the crushing operations at the nearest sensitive noise receptors.
DER has raised no critical issues with respect to the proposed development. The proposal is subject to a separate Works Approval and Operating Licence approval process under Part V of the Environmental Protection Act 1986 which will need to verify the environmental acceptability of the construction works and operations from an environmental, health and safety perspective. Traffic Access to the site is to be obtained from the main Boral quarry entrance off Stephen Street and existing internal quarry access roads. This route is currently utilised by trucks servicing the established quarry operations and temporary asphalt plant, which are estimated to generate a combined yield of around 142 truck movements per day (based upon a two way or return trip). A minor re-routing of internal access roads within Lots 453, 467 and 50 will be required to accommodate placement of the new buildings and access to the crushing plant pit. Information provided by Boral indicates that transport/ truck movements will not alter as a result of the plant upgrade, apart from a potential minor increase during the construction phase to accommodate equipment deliveries. The City has raised no concerns with respect to traffic management in the context of the local road system. Visual Impact The proposed facility is to be installed within a cleared area in the general vicinity of the existing plant, with the new primary crusher to be relocated approximately 200 metres further east, near the southern end of the Stage 2 quarry. It is intended to retain the existing 18 metre high screenhouse and associated structures nearest the Stephen Street access road. The proposed new tertiary buildings range in height from approximately 19 metres to 20 metres and are to be placed immediately behind the screenhouse, as viewed from Stephen Street. The new primary/ secondary buildings are sited so as to be screened by the wall of the Stage 2 quarry, when viewed along the main sight lines from Maddington. This area is to be excavated to a similar level as the current plant, reducing its elevation within the landscape. The secondary crushers are shown to achieve a height of around 16 metres, whilst the primary crusher ranges in height from approximately 18 metres to around 27 metres as measured from the base level of the plant. In the context of established development within the site, the scale of current quarry operations and modifications to the natural landform which have already occurred, it is considered that the proposed structures would not have a significant detrimental impact upon the visual amenity of nearby rural areas or the escarpment.
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Conclusion: The proposed development is consistent with established quarry operations at this location and designation of the site as a Key Extraction Area under SPP 2.4. Based upon the information provided, the proposal will operate within acceptable standards and provide improved amenity outcomes in terms of reduced noise and dust emissions. These assumptions will, however, need to be verified through separate environmental approval processes under Part 5 of the EP Act.
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Map was produced using DoP'sPlanViewWA.
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LG Reference: DA-326/2015 Responsible Authority: Department of Planning Authorising Officer: Executive Director Perth and Peel Planning Department of Planning File No: 21-50454-1 Report Date: 16 June 2015 Application Receipt Date: 8 May 2015 Application Process Days: 41 Days Attachment(s): 1: MRS Zoning
2: Aerial Photograph 3: Development Plans 4:Local Structure Plans
Officer Recommendation: That the Metro East Joint Development Assessment Panel resolves to: Approve DAP Application reference DAP/15/00782 and accompanying plans date stamped "Department of Planning 8 May 2015" [Drawing: Ellenbrook North Secondary School Development Application Building Envelope Concept] in accordance with Clause 30 (1) of the Metropolitan Region Scheme, subject to the following conditions: Conditions 1. The development is to comply with the WA Schools Public Private Partnership
Project Design Brief prepared by Department of Treasury to the satisfaction of the Western Australian Planning Commission.
2. A site management plan must be submitted and approved by the City of Swan prior to any works commencing on the site. The site management plan is to address the following concerns: noise from carrying out work and from the construction site and trucks; hours of operation; light; dust; protection of existing roads, paths, services; site security; drainage; vibration management; fill; excavation and traffic management that relates to any works to take place on the site. Once approved, the site management plan must be implemented in its entirety.
3. The car parking bays provided must have appropriate signs and line marking in accordance with Australian Standards. Disabled bays to comply with Australian Standard 2890.6:2009.
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4. Vehicle access onto the site, proposed crossovers and works within road reserves shall be to the specifications and the satisfaction of the City of Swan.
5. All car parking areas and associated vehicle access areas shall be constructed, sealed, drained and marked, prior to the occupation of the proposed development and thereafter, maintained.
6. All stormwater produced is to be disposed of to the satisfaction of the City
Swan.
7. Prior to the commencement of the works, a landscape plan and schedule of plantings within the road reserve must be submitted to and approved by the City of Swan. Landscaping in accordance with the approved plan and schedule must be completed before the commencement of the occupation of a building hereby permitted, unless otherwise approved by the City.
8. All external lighting shall comply with requirements of AS 4282 - Control of Obtrusive Effects of Outdoor Lighting.
9. A fire management plan being prepared, approved and relevant provision implemented during development works, in accordance with the WAPC's Guideline Planning for Bushfire Protection Edition 2, May 2010 (in particular Appendix 3) to the specifications of the City of Swan and the Department of Fire and Emergency Services.
Advice Notes 1. The landowner/applicant should ascertain the location and depth of any
services that may interfere this development. Any adjustment to the services must be approved by relevant service authorities.
2. With respect to storm water disposal, the applicant is advised of the following requirements of the City Swan: (a) Prior to commencing onsite, detailed plans for the stormwater system
must be approved by the City of Swan. The detailed plans must be certified by a certified engineer who is either MIE or NPER registered, or a certified Hydraulic Consultant who is a registered member of the Association of Hydraulic Services Consultants Australian Inc. (AHSCA).
(b) Stormwater to be piped to interconnecting soakwells with an overflow
to City system. Soakwells must achieve a minimum detention and be located at least 1.8m clear of buildings and property boundaries. All soakwells are to be installed in accordance with manufacturer's specifications.
(c) Internal drainage to be designed to cater for a 1 year: 1 hour ARI
storm event. 3. The applicant is advised of their obligations pursuant to noise levels within the
4. It is the responsibility of the applicant to commence and carry out development in accordance with all relevant laws and to obtain any other necessary approvals, consents and licenses that may be required.
The Broadway, Ellenbrook Insert Zoning MRS: Urban TPS: Special Use Insert Use Class: High School Insert Strategy Policy: State Planning Policy No.3 Urban Growth and
Settlement Insert Development Scheme: City of Swan Local Planning Scheme No.17 Insert Lot Size: 9.1644 Hectares Insert Existing Land Use: Vacant land with some remnant vegetation Value of Development: $106 million The subject land was identified for 'High School' on the Vale Development Plan Two (formerly Edgerton) and Ellenbrook Development Plan Stage 2 respectively. The subject lots were subsequently created as part of the subdivision of the land to reflect the area identified for the school site. Some of the land surrounding the application area has been developed, including the construction of abutting roads which provide access to the site (Attachment 2 - Aerial Photograph). The development is to be undertaken as a public work under the Public Works Act 1902. The DoE, as a public authority, is exempt under Section 6 of the Planning and Development Act 2005 from the requirement to obtain development approval for public works under a local planning scheme. The exemption does not, however, extend to the requirements of a region planning scheme and an approval under the Metropolitan Region Scheme (MRS) is therefore required. Under Clause 28 of the MRS the Western Australian Planning Commission (WAPC) is the responsible authority for determination under the MRS. However, as the cost of the proposal is estimated to be $106 million, the application is to be determined by the Development Assessment Panel. This Responsible Authority Report (RAR) relates to the approval required under the MRS in relation to the purpose for which the land is zoned or reserved under the Scheme, the orderly and proper planning of the locality and the preservation of the amenities of the locality. Details: outline of development application Context The Strategic Asset Plan 2012-2022 prepared by the Department of Education (DoE) has identified a shortfall in the availability of school accommodation within the Perth and Peel regions and the consequent requirement for the construction of a number of new primary and secondary schools. The construction of a package of four primary schools and four secondary schools is proposed by the DoE to assist in addressing the identified shortfall in student
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accommodation. Construction is to commence in 2016, with the schools set to open at the start of the 2017 school year. The identified schools are to be developed through a Public Private Partnership (PPP) arrangement between the State and a private consortia (yet to be selected) with the schools designed, built, financed and maintained by the private consortia in accordance with a design brief developed by the DoE and the Office of the Government Architect (OGA). The Design Brief identifies the functional and design outcomes to be delivered for each school, with the PPP process predicated on instilling innovation in design and achieving whole of life cost savings for maintenance of the schools over the 25 year contract period. The school site is to be retained in the ownership of the State during this period. The PPP process is dependent on the State obtaining all planning and environmental approvals during the Tender process to allow the Respondent to design and price the proposal appropriately based upon all relevant approvals and conditions. This reduces the risks to the State and provides certainty in achieving the required project delivery timeframes to satisfy projected student accommodation demand. The PPP timeframe necessitates that planning approvals are sought based on the requirements of the design brief only and not based on detailed design drawings, as these will only be prepared by the successful Respondent following the award of contract. Consequently, this application does not include any floor plans, elevations or sections of the proposed buildings, with only a basic building envelope diagram supplied (Attachment 3 - Building Envelope Plan). Notwithstanding, the successful Respondent will be required to comply with the WA Schools Public Private Partnership Project Design Brief, as per Condition 1 of this recommendation for approval. Site Information The secondary school site is located approximately 25km north/east of Perth within the City of Swan. It is bounded to the north and east by Maffina Parade and Cashman Avenue, a Bush Forever site to the west and District Open Space to the south. Access to the school site is currently available from Cashman Avenue and Maffina Parade. Holdsworth Avenue to the west of the school site is anticipated to be complete by the end of 2015. The land is zoned 'Urban' under the MRS and 'Special Use' under the City of Swan Local Planning Scheme No.17 (Attachment 1 – MRS Zoning). Details of Proposed Development The proposal is to construct a Secondary School as a staged development with Stage 1 due to open in 2018 for 725 students in years 7-9. Stage 2 is due to open in 2021 and is to cater for an additional 725 students plus 85 students with disability. Student numbers are anticipated to approximate 1951, comprising 1450 students in the Stage 1 and Stage 2 development and the potential for an additional 416 in 16 transportable facilities. The development is to generally comprise of the main school buildings which include:
• General learning areas; • Specialist learning areas;
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• Shared spaces and provision for transportable learning areas; • Ancillary facilities including parking and play areas; and • A sports oval.
In accordance with the PPP arrangement which is reliant on providing flexibility and encouraging innovation in design, the layout and design of the school is to be guided by the design principles prepared for the project which have been informed by the “Better Places and Spaces: A Policy for the Built Environment in Western Australia, 2013” prepared by the Office of the Government Architect as well as the “Secondary School Planning Guide, 2014” prepared by the DoE to ensure appropriate functional and design outcomes for the school are achieved. In addition, the State has identified a number of structural elements which must be implemented as part of the project. These “fixed” elements include setbacks, fencing, the number of classrooms, on-site parking bays, perimeter car bays and bicycle parking facilities. Traffic Circulation & Access Access to the secondary school site is possible from three roads, with Cashman Avenue and Maffina Parade being complete and operational, and with the completion of Holdsworth Avenue. A preliminary report on traffic and transport for Ellenbrook North Senior High School was completed in February 2014 which addressed trip generation from the school site, and anticipated traffic flows in the surrounding road network. The report identified Holdsworth Avenue to be a future district distributor integrator road, and Maffina Parade as a constructed neighbourhood connector road. The location of the specific access points for the school is to be informed by the school design and in consultation with the City of Swan. The provision of parking has been calculated on the basis of a school enrolment of 1951 comprising a base rate of 1450 students plus 416 students accommodated in 16 transportable classrooms. The proposal includes the provision of approximately 336 car parking bays with provision for parking bays for staff/visitors, parking associated with the Education Support Unit, parking for senior students and temporary drop-off, deliveries and coaches. Of the proposed 335 parking bays, 276 of the bays are located on site, 40 bays to be constructed as embayments in the adjoining road reserve and the remaining 20 bays for senior students to be located either within the school site or in the surrounding road reserve. Legislation & policy: Legislation • Planning and Development Act 2005 • Public Works Act 1902 • Metropolitan Region Scheme • City of Swan Local Planning Scheme No.17 State Government Policies • State Planning Policy No.3 Urban Growth and Settlement
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Local Policies Nil. Consultation: Public Consultation The application area is identified as a high school site on the Vale Development Plan Two and Ellenbrook Development Plan Stage 2, which were advertised as part of their assessment and subsequent approval. Therefore, further public consultation is not required. Consultation with other Agencies or Consultants The City of Swan supports the proposal and have recommended draft conditions to the WAPC. Planning assessment: Metropolitan Region Scheme (MRS) Requirements Clause 30 of the MRS requires the determining authority to have regard to the purpose for which the land is zoned or reserved under the Scheme, the orderly and proper planning of the locality and the preservation of the amenities of the locality.
• MRS Zoning
The subject site and the surrounding land is zoned 'Urban' under the MRS. The proposal is for a land use which is urban in nature and provides a necessary service to the surrounding residential land. The scale, nature and purpose of the proposal is considered appropriate for the 'Urban' zone.
• Orderly and proper planning of the locality
Although the proposal is exempt from the need to obtain development approval under the local planning scheme, the zoning of the land under the local planning scheme is relevant to the orderly and proper planning of the locality. The land is zoned 'Special Use' under the City of Swan Local Planning Scheme No.17 and requires the preparation and approval of a structure plan prior to subdivision and development. The application site falls within the Vale Development Plan Two and the Ellenbrook Development Plan Stage 2 (Attachment 4 - Local Structure Plans) which both identify the subject land as a High School site. The proposal is consistent with the zoning and purpose of the land under the local planning framework and is consistent with the orderly and proper planning of the locality.
• Preservation of the amenities of the locality
The subject land is surrounded by land uses, as designated by the applicable local structure plans, which include 'Mixed Use', 'Retail', 'Medium Density Retirement Village', 'District Open Space' and community sporting facilities.
Page 7
These are considered compatible land uses for high school and could be expected to accommodate built form of a similar form and scale. The design principles and guidelines prepared for the proposal also seek to ensure the development is compatible with the local area. Traffic Management Reports were included as part of the Vale Development Plan Two and the Ellenbrook Development Plan Stage 2, which addressed trip generation and traffic impacts from the school site and was used to inform the local road network in order to accommodate the ,traffic volumes associated with a school. The location of specific access points and local parking arrangements is to be informed by the final school design in consultation with the City of Swan. Given the proposed land use has been comprehensively planned for during the prior preparation of local structure plans, there should be no adverse impact to the amenity of the local area as result of the proposal.
The application area abuts Bush Forever Site 22, which is also identified on the Vale Development Plan Two. However, the school site and the Bush Forever Site are separated by Holdsworth Avenue which has been cleared and partially constructed. The road reserve will provide a separation interface from the application area, therefore, there should be no detrimental impacts on the Bush Forever Site.
Bush Fire Hazard The abutting Bush Forever Site is densely vegetated and presents a bush fire hazard to the secondary school site. The Planning for Bushfire Protection Guidelines (PBFP Guidelines) have been jointly prepared by the Department of Fire and Emergency Services and the WAPC in accordance with Clause 6 of State Planning Policy 3.4 Natural Hazards and Disasters. The PBFP Guidelines require a 20 metre exclusion area from bushfire hazards for sensitive land uses and any development within 100 metres of bushfire hazards to be in accordance with Australian Standard 3959 - Construction of Buildings in Bushfire Prone Areas (AS 3959). The proposed building envelope will achieve a 20 metre setback from the Bush Forever Site when taking into account the Holdsworth Avenue road reserve, which should achieve a minimum width of 25 metres as an integrator road. The project design brief requires development to be in accordance with any applicable Australian Standards, which includes AS 3959. Accordingly, any affected development will be required to be constructed in accordance with AS 3959. Notwithstanding this requirement, a condition has been included as part of this recommendation for the preparation and implementation of a Fire Management Plan (FMP). A FMP will inform final development requirements, which will need to take into account any vegetation retained on site, and other matters such as access in the event of a bushfire.
Conclusion: The proposed development is required to meet identified demands for educational facilities within the locality and will provide a vital service to the local community. The proposal is consistent with the zoning and intent of the land under the Metropolitan Region Scheme and the local planning framework and will not detrimentally impact the amenity of the area. It is recommended that the application be approved subject to conditions.
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Notes:
The data that appears on the map mayout of date, not intended to be used atscale displayed, or subject to liceagreements. This information is storecthe relevant layers metadata. For threasons the map should not be distribioutside of the Department.
Map was produced using DoP'sPlanViewWA.
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Produced by; FUNCTIONALITY TO CC
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DEPARTMENT OF PLANNING
8 MAY 2015
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Attachment D - Building Envelope Concept Plan
DISTRICT OPEN SPACE
v/////////////. landscape buffer (min 3 m)
building envelope
subject site
ATTACHMENT 3
HASSELL boundaries and site informationare subject to survey
o Project NameDrawing.|11;1000 @A1WA Schools PPPELLENBROOK NORTH0 20 4080 1:2000 @ A3SECONDARY SCHOOL
Development ApplicationBuilding Envelope Concept
development plan - stage 2
ellenbrook district centre
Ellenbrook District Cenlre Boundary
i Stage 2 Development Plan Boundary
. Stage 1 Development Plan Boundary
robertsdayEJVDI3CONG9A 19.03.09
Scafe 1:2500 & A2
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Permissibility of land uses within the Mixed Use Zone is tobe in accordance with the Elienbrook Town Centre ZoningTable under Schedule 4A of LPS 17.
Special Use -Neighbourhood Centre
The following uses are "AA" within the Special Use -Neighbourhood Centre Zone
2.Prior to lodgement of Deposited Plans the proponent todemonstrate all relevant requirements under the respectiveManagement Plans have been met, covering:
a)Drainage and Nutrient Management Programb)Wetland Management Plans
(including Wetland Open Space Management Plans)c)Preliminary Landscape Plans
3.Local road network depicted is Indicative only andsubject to change and refinement at the subdivision stage.
Auction MartAmusement parlourBetting AgencyCar ParkCar Wash StationChild Care CentreCinema / TheatreCivic BuildingClub PremisesConsulting RoomsConsulting Rooms:GroupedConvenience StoreCultural UseDwelling GroupedDwelling MultipleEducational EstablishmentFast Food OutletFood and Beverage IndustryFuneral ParlourHealth CentreHealth StudioHire Service: Non IndustrialHome Based BusinessHotel PrivateInfant Health CentreLunch Bar
MarketMedical CentreMilk DepotMuseumNight ClubOffice: GeneralOffice: ProffesionalOffice: ServiceProduce StorePublic AmusementReception LodgeRecreation PublicRecreation PrivateRestaurantService StationShopShopping CentreShowroomTavern; Less Than 200sqmGLAVeterinary ConsultingRoomsVeterinary HospitalWine HouseWet Fish ShopAny Other Uses Not Listed
995-728E-01 (02.07.2013), nts
VALE DEVELOPMENT PLAN TWO, 2013 - ZONING CLASSIFICATION PLANFigure S2
