City of Bunbury 4 Stephen Street Bunbury WA 6230 Western Australia Correspondence to: Post Office Box 21 Bunbury WA 6231 Telephone: (08) 9792 7000 ◌ Facsimile: (08) 9792 7184 ◌ TTY: (08) 9792 7370 ◌ www.bunbury.wa.gov.au Appendices Council Meeting 1 December 2015 Appendix MTBN-1 Withers Advisory Committee Minutes 13/11/2015 Appendix RAC-1 Draft Local Planning Policy - Withers Local Area Plan Appendix CEO-1 Proposal to Assist the City of Bunbury Appendix CEO-2 Location Plan – Lot 5013 Montgomery Road Appendix CEO-3 Homemaker Centre – Location Plan Appendix CEO-4 Homemaker Centre – Proposed Floor Plan Modification to Units 16C and 17C Appendix CEO-5 Homemaker Centre – SAT Decision relating to DA20091211 – 2009WASAT0249 Appendix CEO-6 Homemaker Centre – Applicant’s Covering Letter Proposed Modifications to Units 16C and 17C Appendix CEO-7 Homemaker Centre – Additional Information from Applicant Appendix DCCS-1 Business Case: Digital Screen Appendix DPDRS-1 Grouped Dwellings Taunton Street – Proposed Development Plans Appendix DPDRS-2 Grouped Dwellings Taunton Street – Shade Indicative Plan Appendix DPDRS-3 Grouped Dwellings Taunton Street – Schedule of Submissions Appendix DPDRS-4 Grouped Dwellings Taunton Street – Location Plan Appendix DPDRS-5 83 Halifax Drive – Location Plan Appendix DPDRS-6 83 Halifax Drive – Development Plans Appendix DPDRS-7 83 Halifax Drive – Site Photos Appendix DPDRS-8 Mangles Street – Proposed fence design elevation sheet (REMOVED) Appendix DPDRS-9 Mangles Street – Applicant’s justification letter (REMOVED) Appendix DPDRS-10 Mangles Street – Residential Design Codes Variation approval for retaining walls (REMOVED) Appendix DPDRS-11A Mangles Street – Existing retaining walls (REMOVED) Appendix DPDRS-11B Mangles Street – Example of compliant fence (REMOVED)
1. To review and progress the Withers Action Plan.2. Endorse or amend recommendations subject to conditions as per Council Decisions 34/14.3. Receive information from Council and the Withers Community to assist decision making.4. To provide stronger community relations in Withers.5. Oversees projects implemented from the Withers Reserve
Appendix MTBN-1
Table of Contents
Item No Subject Page
1. Declaration of Opening / Announcements of Visitors ...............................................................................1
4.2 Approved Leave of Absence ...............................................................................................................2
5. Declaration of Interest ................................................................................................................................3
6.1 Public Question Time ..........................................................................................................................4
6.2 Responses to Public Questions Taken ‘On Notice’ .............................................................................4
7. Confirmation of Minutes ............................................................................................................................4
8. Petitions, Presentations and Deputations ..................................................................................................5
9.3 Proposed Draft Local Planning Policy: Withers Local Area Plan ...................................................... 11
9.4 Withers Action Plan Projects Status ................................................................................................ 14
9.5 Petition to Close Public Access Way – Lot 55 Slee Place ................................................................. 16
9.6 Four (4) Withers access ways recommended to remain open. ....................................................... 19
9.7 Request for Additional Lighting at Maidens Reserve ...................................................................... 22
10. General Business ................................................................................................................................. 24
10.1 Questions from Members ........................................................................................................... 24
11. Urgent Business ................................................................................................................................... 24
12. Date of Next Meeting .......................................................................................................................... 24
13. Close of Meeting .................................................................................................................................. 24
Page 1
Withers Advisory Committee
Minutes Friday 13 November 2015
The Withers Advisory Committee has delegated authority as per Council Decision 13/14 Note: These minutes are subject to confirmation at the next Withers Advisory Committee Meeting
1. Declaration of Opening / Announcements of Visitors
The Acting Director Works and Services declared the meeting open at 1:00 pm. Council Decision 335/13 from the Ordinary Meeting held on 26 November 2013 requires committees to: 1. Appoint a Councillor as the Presiding Member to enable more effective reporting back to
Council in relation to Committee items and recommendations; and 2. Set an annual meeting program which will be advertised to enable members of the public to
attend. As this is the first meeting of the Withers Advisory Committee since the 2015 local government elections, the committee is required to elect a Presiding Member from amongst themselves in accordance with Section 5.12 of the Local Government Act 1995. The Acting Director Works and Services called for nominations for the position of Presiding Member. Cr James Hayward nominated for the positon of Presiding Member, and as there were no further nominations, Mr Greg Golinski declared that Cr James Hayward the Presiding Member. Cr Hayward then assumed the role of the chair.
2. Disclaimer
All persons present are advised that the proceedings of this meeting will be recorded for record keeping purposes and to ensure accuracy in the minute taking process.
3. Announcements from the Presiding Member
Presiding Member, Cr James Hayward introduced the Committee Members and welcomed the new and returning members. The presence of Cr Murray Cook, the Honourable Adele Farina and Ray Collyer of NSPM Consultants working with the Department of Housing was acknowledged. Cr James Hayward spoke regarding the Community Stakeholders Workshop that was held prior to the meeting. The aim of workshop was to address the needs of the youth of Withers, particularly the 8 – 12 age group.
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Members should fill in Disclosure of Interest forms for items in which they have a financial, proximity or impartiality interest and forward these to the Presiding Member before the meeting commences.
Section 5.60A: “a person has a financial interest in a matter if it is reasonable to expect that the matter will, if dealt with by the local government, or an employee or committee of the local government or member of the council of the local government, in a particular way, result in a financial gain, loss, benefit or detriment for the person.” Section 5.60B: “a person has a proximity interest in a matter if the matter concerns –
(a) a proposed change to a planning scheme affecting land that adjoins the person’s land; or
(b) a proposed change to the zoning or use of land that adjoins the person’s land; or
(c) a proposed development (as defined in section 5.63(5)) of land that adjoins the person’s land.”
Regulation 34C (Impartiality): “interest means an interest that could, or could reasonably be perceived to, adversely affect the impartiality of the person having the interest and includes an interest arising from kinship, friendship or membership of an association.”
6. Public Question Time
In accordance with Reg. 7(4)(a) of the Local Government (Administration) Regulations 1996, members of the public in attendance at the meeting may stand, state aloud their name and address, and ask a question in relation to any matter over which the municipality of Bunbury has jurisdiction or involvement. In accordance with Standing Order 6.7(3)(a) a person wishing to ask a question, must complete a question form which is provided in the trays at the back of the public gallery and on the City’s website. The completed form must include your name and address and contain no more than three (3) questions. If your question requires research or cannot be answered at the meeting, it will be taken on notice and you will receive a written response and a summary of your question (and any responses provided) will be printed in the minutes of the meeting.
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6.2 Responses to Public Questions Taken ‘On Notice’
Jan Norvall of 19A Stallard Place, Withers Question 1: When will Public Toilets be installed in Des Ugle Park?
Answer: The cost of installing and maintaining a public toilet at the park is a considerable expense and Council continues to look for funding opportunities that will allow for Public Toilet to be installed at the park.
Question 2: Concerns regarding the trees along Stallard Place, dropping of branches
and uprooting of road and tree surrounds Answer: Council’s Manager Landscape and Open Space will investigate the verge
trees along Stallard Place. Any maintenance requirements identified during this inspection will be prioritised and scheduled.
7. Confirmation of Minutes
The minutes for the Withers Advisory Committee meeting held on 14 August 2015 have been circulated.
Recommendation The minutes of the Withers Advisory Committee held on 14 August 2015 be confirmed as a true and accurate record. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Mary Dunlop and seconded by Ken Warnes. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 21/15
The minutes of the Withers Advisory Committee held on 14 August 2015 be confirmed as a true and accurate record. Carried 6 votes ‘for’ / 1 votes ‘against’
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Mr John Charlesworth, representing the proponents for the petition to close the Slee Place laneway spoke against the Executive Recommendation of Item 9.5 Petition to Close Public Access Way – Lot 55 Slee Place. Mr Charlesworth stated that the proposed lighting in his opinion would not address the issues of anti-social behaviour and crime that are the reason the proponents have requested that the laneway be closed.
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Author: Alison Baker, Exec. Assistant Works and Services
Executive: Greg Golinski, Acting Director Works and Services
Attachments: Nil
Summary The purpose of this report is for the Withers Advisory Committee to set its meeting dates for period up to the 2017 City of Bunbury ordinary elections. Executive Recommendation That the Withers Advisory Committee: 1. Adopt the following meeting schedule for the period up to the 2017 City of Bunbury ordinary
elections, noting that all meetings will commence at 1pm in the Withers Library:
- 12 February 2016 - 8 April 2016 - 10 June 2016 - 12 August 2016 - 14 October 2016 - 9 December 2016 - 10 February 2017 - 6 April 2017 - 9 June 2017 - 11 August 2017 - 13 October 2017
2. Request that all necessary advertising be undertaken in this regard. Background Council Decision 335/13 from the Ordinary Meeting held on 26 November 2013 requires committees to set a meeting program, which will be advertised to enable members of the public to attend. Council Policy Compliance N/A Legislative Compliance N/A
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Officer Comments Prior to the 2017 City of Bunbury elections, the Withers Advisory Committee (the Committee) was meeting every two months. It was previously determined to hold a meeting on 11 December 2015, however this was prior to the October 2015 meeting being deferred to 13 November 2015 (today’s meeting). Accordingly, it is suggested that a bi-monthly meeting cycle be set for the second Friday of every second month, commencing February 2016. Pending the Committee’s decision in regard to the Withers Local Area Plan, this will also result in the next meeting being held after the close of the public submission period. Analysis of Financial and Budget Implications There are no financial or budgetary implications impacting from the recommendations of this report. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Joanna Hugues-Dit-Ciles and seconded by Doug Fimister. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 22/15
That the Withers Advisory Committee:
1. Adopt the following meeting schedule for the period up to the 2017 City of Bunbury
ordinary elections, noting that all meetings will commence at 1pm in the Withers Library:
- 12 February 2016 - 8 April 2016 - 10 June 2016 - 12 August 2016 - 14 October 2016 - 9 December 2016 - 10 February 2017 - 6 April 2017 - 9 June 2017 - 11 August 2017 - 13 October 2017
2. Request that all necessary advertising be undertaken in this regard.
Carried 7 votes ‘for’ / nil votes ‘against’
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Author: Alison Baker, Exec. Assistant Works and Services
Executive: Greg Golinski, Acting Director Works and Services
Attachments: DWS1 Expenditure Report as at 05.11.15
Summary The purpose of this item is to present the Committee with a current financial report. Executive Recommendation That the monthly financial report be received.
Background Council Decision 128/11 provided a $300,000 annual allocation for a period of five years to a total of $1,500,000 for Withers Action Projects. As of 1 January 2014 expenditure against the Withers Action Plan was recorded as $214,187 with $385,813 in the Withers Reserve and accounts for expenditure in years one and two of the five year period. Effectively when the Withers Advisory Committee was formed the remaining funding available was $1,285,813. $300,000 was available for 2013/14 Withers Action Plan projects with a further $385,813 held in the Withers Reserve. Council Decision 99/14 approved the transfer of $129,000 from the Withers Reserve to Withers Projects. Council Decision 144/14 approved the transfer of $135,000 from the Withers Reserve to Withers Projects. Council Decision 274/14 approved the transfer of $30,804 into the Withers Reserve which represented savings from completed 13/14 Projects and the transfer of $42,000 from the Withers Reserve for the CCTV project. Council Decision 370/14 approved the transfer of $8,650 from the Withers Reserve which represented the over budget expenditure in the 2013/14 Devonshire Street Path project. The audited 2013/14 Financial Statement showed that adjustment of $122 to the Withers Reserve was required due to end of financial year processing. Council Decision 76/15 approved transfer of $29,400 from the Withers Reserve to fund an additional $35,000 to construct a pedestrian crossing on Ocean Drive. Net savings for 2014/2015 completed projects as at May 2015 was $32,198, which has been transferred into the Withers Reserve.
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Council Decision 239/15 approved transfer of $37,320 from the Withers Reserve for the following projects:
- $4,320 PR-2851 Design and Upgrade Ashrose Reserve - $20,000 PR-3888 Closure of Laneways – survey and legal costs - $3,000 increase to PR-3740 Construct pedestrian crossing on Ocean Drive. - $10,000 increase to PR-3618 Install CCTV to cover maintenance/replacement costs.
Net savings for 2014/2015 for completed projects as at 30 June 2015 was $36,090, which has been transferred into the Withers Reserve. Net savings for 2015/2016 completed projects as at 31 October 2015 was $11,172, which has been transferred into the Withers Reserve. The total funds available for Withers Action Plan Projects for 15/16 is $379,585. This figure is represented by the balance of the Withers Reserve ($114,585) and the annual 2015/16 allocation ($300,000), less those projects already approved for 2015/2016 ($35,000). Officer Comments This report only covers expenditure and income from the City of Bunbury Withers Action Plan funded projects. A detailed report is attached which includes expenditure, remaining balance and status of projects (see DWS1 - Expenditure Report as at 05.11.15). Table 1 – Source of Funds
Withers Reserve $ 1,500,000
Less 2011/2012 Projects $ 169,460
Less 2012/2013 Projects $ 44,727
Less 2013/2014 Projects $ 350,092
Less 2014/2015 Approved and Carried over Projects $ 563,276
Withers Reserve $ 372,445
Add 2014/2015 Net Project savings as at May 2015 $ 32,198
Withers Reserve $ 404,643
Less 2014/2015 Approved Projects (12.06.15 meeting) $ 37,320
Add 2014/2015 Net Project savings as at June 2015 $ 36,090
Balance of Withers Reserve including 2015/2016 Allocation $ 403,413
Less 2015/2016 Approved Projects $ 35,000
Add 2014/2015 Net project savings as at October 2015 $ 11,172
Withers Reserve $ 379,585
2015/2016 Withers Action Plan Funding
Balance of Withers Reserve as at 01.07.15 $ 403,413
Add 2015/2016 Net Project savings $ 11,172*
Less 2015/2016 Approved Projects $ 35,000
2015/2016 Available Funds including Withers Reserve $ 379,585
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This report provides a financial report for the Withers Advisory Committee. Council Policy Compliance The Withers Advisory Committee has delegated authority to prioritise and commence relevant works subject to conditions as per Council Decision 34/14.
Legislative Compliance The provisions of Section 6.4 of the Local Government Act 1995 and Regulation 34 (1) of the Local Government (Financial Management) Regulations 1996 are applicable for Council reporting. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Barbara Watkins and seconded by Mary Dunlop. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 23/15 That the monthly financial report be received.
Carried 6 votes ‘for’ / 1 votes ‘against’
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9.3 Proposed Draft Local Planning Policy: Withers Local Area Plan
File Ref: A06469
Applicant/Proponent: Planning, Development and Regulatory Services
Author: Thor Farnworth, Manager Sustainability, Planning and Development
Executive: John Kowal, A/ Director Planning, Development and Regulatory Services
Attachments: Nil – Withers LAP provided previously to members
Summary The draft Withers Local Area Plan (LAP) prepared by UDLA, in conjunction with staff from the City of Bunbury and with funding provided by the South West Development Commission (SWDC), was presented to Council at its briefing session held on 20 October 2015. The draft Withers LAP document is proposed to be adopted by Council as a Local Planning Policy in accordance with the recently gazetted Planning and Development (Local Planning Schemes) Regulations 2015. The proposed draft Local Planning Policy: Withers Local Area Plan is to function as a place based decision making tool, which builds on the already completed Withers Urban Renewal Strategy (WURS). While the WURS established a vision and developmental objectives for the neighbourhood, the LAP will translate its findings into a spatial plan that will guide and shape future structure planning of redevelopment sites, new land uses, improvements to road and pathway networks and upgrading of infrastructure services. Executive Recommendation That the Withers Advisory Committee recommends that Council:
1. In accordance with to clause 4 of ‘Division 2 - Local planning policies’ under ‘Part 2 - Local planning framework’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015, resolves to advertise the draft Local Planning Policy: Withers Local Area Plan for public comment for a period of not less than 30 days.
2. Following public advertising of the draft Local Planning Policy: Withers Local Area Plan, the
proposal and any submissions lodged with the City of Bunbury during the public advertising period are to be returned to Council for further consideration.
Background Integrated local area planning is a well-established practice originally promoted by Commonwealth government and the Australian Local Government Association (ALGA) as a ‘whole of government and whole of community’ approach to strategic planning and programme management at the local level. Local area plans from top down seek to translate broader city-wide strategic planning principles and objectives into a local context - melding these with bottom up locally desired place based outcomes that address sustainable development matters relevant to a local area’s needs.
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The Withers LAP project was commenced in February 2015 and has been developed through a collaborative approach that engaged Withers residents and stakeholders as active participants in the design process. As such, the LAP fills the gap between the recommendations of the WURS and the City of Bunbury’s Corporate Business Plan and Town Planning Scheme with respect to guiding both capital works and development control functions. Council Policy and Legislative Compliance The draft Local Planning Policy: Withers Local Area Plan, (hard copies previously provided to members), has been prepared in accordance with the provisions of ‘Division 2 - Local planning policies’ under ‘Part 2 - Local planning framework’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015. Officer Comments Under the Planning and Development (Local Planning Schemes) Regulations 2015, local planning policies may apply to any issue related to planning and development in the Scheme area. Local planning policies may apply: * generally or to particular set of matters specified in the policy; and * to the whole of city or to part(s) specified in the policy. The new Regulations specify that local planning policies must be based on sound town planning principles and may address either strategic or operational considerations in relation to matters to which the policy applies. As such, local planning policies now have greater statutory weight, in that in making a determination under this Scheme the local government must have regard to each relevant local planning policy to the extent that the policy is consistent with the Scheme. Conversely, under the new Regulations only the Western Australian Planning Commission (WAPC) can approve structure plans, which now have less statutory weight. Nevertheless, any decision-maker for an application for subdivision or development approval in an area covered by a structure plan approved by the WAPC is to have due regard to, but is not bound by, the structure plan when deciding the application. Consequently, the draft Withers LAP contains a number of ‘structure plan concepts’ for defined sub-precincts of the suburb. These sub-precincts encompass underutilised land owned by the Department of Housing (DoH) and certain areas of compromised public open space managed by the City of Bunbury. The benefit of incorporating structure planning concepts into the draft Withers LAP and adopting it as a local planning policy instrument ensures that Council has the opportunity to endorse the ‘structure plan concepts’ as a policy position, and hence, is able to exert some degree of ownership and influence over achieving desired subdivision and development outcomes. Analysis of Financial and Budget Implications The draft Local Planning Policy: Withers Local Area Plan relates to the regulation of development on private property, and therefore, the effect of the recommendation has no direct budgetary or financial implications for the City of Bunbury.
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Community Consultation In accordance with recognised integrated local area planning principles and methodology, the draft Withers LAP was fundamentally developed through the participation of the local community. Subject to Council’s approval, the draft Local Planning Policy: Withers Local Area Plan will be publicly advertised for community comment for a period of not less than 30 days, in accordance with clause 4 of ‘Division 2 - Local planning policies’ under ‘Part 2 - Local planning framework’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015. Councillor/Officer Consultation The draft Local Planning Policy: Withers Local Area Plan document was referred to the SWDC and the DoH for endorsement in their capacity as members of the Project Control Group. Additionally, the proposal is referred to the Withers Advisory Committee for its consideration and recommendations to an ordinary meeting of the Council. The draft Local Planning Policy: Withers Local Area Plan was internally referred to members of the City of Bunbury’s Development Coordination Unit (DCU) for professional advice and technical assessment prior to the finalisation of this report. Delegation of Authority The draft Local Planning Policy: Withers Local Area Plan is referred to Council for its determination, as the making or amending of a local planning policy involves a statutory public advertising procedure, and hence, requires a decision of Council in accordance with the Planning and Development (Local Planning Schemes) Regulations 2015. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Doug Fimister and seconded by Ken Warnes. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 24/15
That the Withers Advisory Committee recommends that Council:
1. In accordance with to clause 4 of ‘Division 2 - Local planning policies’ under ‘Part 2 - Local planning framework’ of ‘Schedule 2 - Deemed provisions for local planning schemes’ of the Planning and Development (Local Planning Schemes) Regulations 2015, resolves to advertise the draft Local Planning Policy: Withers Local Area Plan for public comment for a period of not less than 30 days.
2. Following public advertising of the draft Local Planning Policy: Withers Local Area Plan, the proposal and any submissions lodged with the City of Bunbury during the public advertising period are to be returned to Council for further consideration.
Carried 7 votes ‘for’ / nil votes ‘against’
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Author: Greg Golinski, Acting Director Works and Services
Executive: Greg Golinski, Acting Director Works and Services
Attachments: DWS 2 Withers Laneways Closure Update November 2015
Summary The purpose of this report is to update the Withers Advisory Committee on the status of the Withers Action Plan Projects. Executive Recommendation That the status of the endorsed Withers Action Plan projects be noted. Background At the Committee’s meeting held on 14 November 2014, it was advised that the Financial Report and status of projects will be separated into two reports. Council Policy Compliance N/A Legislative Compliance N/A
Officer Comments Individual Withers Action Plan Project status is as follows:
PR 3435 Close Laneways Refer to Agenda Item 9.6 and attachment DWS 2 Withers Laneways Closure Update November 2015
PR-3888 Closure of Laneways – survey and legal costs Refer to attachment DWS 2 Withers Laneways Closure Update November 2015 PR 3618 Install CCTV Payment has been made for the damaged cameras. Council’s insurers have advised that the claim for the cost of the damaged cameras is less than Council’s insurance excess, therefore no insurance payment will be received. No further damage has been reported or maintenance been required. PR-3902 Withers CCTV Extension The trenching and conduit has been installed. The optic fibre cable has been installed and the fibre spliced and terminated at each end (SWSC and Withers library). Next stage is to connect equipment to the fibre and configure to get the connection running back to the admin building security room via the microwave radio link.
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PR-3740 Construct pedestrian crossing on Ocean Drive Complete Analysis of Financial and Budget Implications There are no financial or budgetary implications impacting from the recommendations of this report. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Joanna Hugues-Dit-Ciles and seconded by Mary Dunlop. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 25/15 That the status of the endorsed Withers Action Plan projects be noted.
Carried 7 votes ‘for’ / nil votes ‘against’
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Executive: Greg Golinski, Acting Director Works and Services
Attachments: DWS 3 Aerial map Lot 55 Slee Place DWS 4 Map of residences requesting closure of PAW Lot 55 Slee Place
Summary The City received a petition from residents of Slee Place and surrounding streets to close the public access way (PAW) being Lot 55 Slee Place. Lot 55 Slee Place is a Crown owned public access way with a Management Order to the City of Bunbury. The PAW has four abutting property owners – 314 & 316 Ocean Drive and 31 & 32 Slee Place refer DWS 3 Aerial map Lot 55 Slee Place. The petition was presented to Council who referred this matter to the Withers Advisory Committee for determination. Executive Recommendation That the Withers Advisory Committee:
1. Approve the allocation of $5,000 for the installation of solar lighting into the public access way being Lot 55 Slee Place to increase passive surveillance.
2. In conjunction with nearby residents, monitor the incidence of anti-social behaviour prior to progressing to temporary or permanent closure.
Background At its meeting held on 27 August 2013, Council resolved to close ten laneways in Withers as follows (refer Council Decision 271/13): “Council requests the Chief Executive Officer initiate action to commence the closure of the following laneways in accordance with the request from Withers Action Group. a. Davenport Way to Jacaranda Crescent Lot 624 b. Plowers Place to Moriarty Park Lot 605 c. Jacaranda Crescent to Whitley Place Lot 604 d. Jacaranda Crescent to Wilkerson Way Lot 55 & 56 e. Whitley Place to Hudson Road Lot 55 f. Whitley Place to Open Space Lot 55 g. Davenport Way to Open Reserve Lot 623 h. Littlefair Drive to Crews Court Lot 157 i. Lockwood Crescent to Craven Court Lot 55 j. Whatman Way to Littlefair Drive Lot 156” Based on this determination, the Withers Advisory Committee and Council conducted further public consultation to all residents of Withers in June and July 2014. As a result of the consultation, two additional laneways were added to the project; Whatman Way to Littlefair Drive; and Reynolds
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Way to Armstrong Way. During this consultation there were no requests received to close Slee Place public access way. Council Policy Compliance The Withers Advisory Committee has delegated authority to prioritise and commence relevant works subject to conditions as per Council Decision 34/14. Legislative Compliance Section 52 of the Land Administration Act 1997 refers, and requires the City to undertake public consultation and advertising for a period of no less than 35 days. The Withers Advisory Committee has delegated authority to endorse recommendations or to amend recommendations subject to conditions as per Council Decision 34/14. Officer Comments A total of twenty (20) signatures were contained in the petition from 13 individual households. The addresses of the signatories have ben plotted, refer DWS 4 Map of residences requesting closure of PAW Lot 55 Slee Place. Of the 20 signatures received, two (2) adjoining properties being 31 & 32 Slee Place signed the petition to close the public access way; the remaining two (2) adjoining property owners on Ocean Drive have not signed the petition. There are no existing footpaths on Slee Place, Geographe Way or Naturaliste Avenue, therefore the Slee Place PAW is the only access way link to Ashrose Reserve. It is recommended that as an alternative, solar lighting be installed into the PAW to increase passive surveillance in the area. This would be at an estimated cost of $5,000. Should the WAC recommend closure of the PAW to pedestrian traffic, the committee may wish to consider funding footpath connections on Naturaliste Avenue and Geographe Way. Analysis of Financial and Budget Implications There is $379,585 available for 2015/2016 projects including Withers Reserve:
2015/2016 Available funds including Withers Reserve $ 379,585
Less: Proposed PR-XXXX Installation of solar lighting Slee Place PAW $ 5,000
Balance of Withers Reserve $ 374,585
Community Consultation This report is presented to the WAC for consideration following the receipt of a petition in this regard. Councillor/Officer Consultation The City’s Assets Department has indicated that their preference is for the laneway to remain as Crown property to ensure continued unrestricted access to the City’s infrastructure.
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Outcome – Withers Advisory Committee 13 November 2015 General discussion took place in relation to this item Cr James Hayward proposed the following alternative recommendation That the Withers Advisory Committee request that
1. Council officers conduct Public Consultation regarding the closure of Public Access Way – Lot 55 Slee Place
2. A subsequent report be presented at the next Withers Advisory Meeting on 12 February 2016 for further consideration of this matter.
The alternative recommendation was moved by Cr Karen Steele and seconded by Mary Dunlop. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 26/15
That the Withers Advisory Committee request that
1. Council Officers conduct Public Consultation regarding the closure of Public Access Way – Lot 55 Slee Place
2. A subsequent report be presented at the next Withers Advisory Meeting on 12 February
2016 for further consideration of this matter. Carried 7 votes ‘for’ / nil votes ‘against’
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Executive: Greg Golinski, Acting Director Works & Services
Attachments: DWS 5 Withers Public Access Ways – Overview Map
Summary The Withers Advisory Committee have endorsed and prioritised a number of public access ways for closure. However, after further investigation by the City and consultation with the Department of Lands (DoL) and the WA Planning Commission (WAPC), the City recommends that four of these access ways remain permanently open, as they provide integral pedestrian and cycling links and connectivity to local schools, shops, public transport, and community facilities including aged and disability and open space areas. Executive Recommendation That the Withers Advisory Committee:
1. Agree to leaving open the following public access ways:
- Jacaranda Crescent to Davenport Way Lot 624 (A) - Plowers Place to Jacaranda Crescent (via Moriarty) Lot 605 (B) - Whitely Place to Withers Library Lot 55 (F) - Lockwood Crescent – Craven Court Lot 55 (I)
2. Requests that Council transfer the remaining balance of $12,425 from project PR-3435
Close Laneways to PR-3888 Closure of Laneways in Withers – Survey and Legal Costs. Background The list of Public Access Ways that were endorsed by Council as per Council Decision 271/13 were provided by the Withers Action Group, and no formal investigation was conducted at that time to determine if the laneways on the list were appropriate for closure. Council Decision 117/14 prioritised the laneways that had been identified for closure, with the remaining four laneways being subject to further investigation, being A B F and I.
Council Policy Compliance The Withers Advisory Committee has delegated authority to endorse recommendations or to amend recommendations subject to conditions as per Council Decision 34/14. Legislative Compliance Pedestrian access ways were originally established as part of land subdivision in accordance with section 20A of the, then Town Planning & Development Act 1928. Section 87 of the Land Administration Act 1997 refers to the sale of Crown land for amalgamation
13 November 2015 Minutes – Withers Advisory Committee
with adjoining land and that the Department of Lands undertakes formal sale and conveyancing of the subject land.
Section 52 of the Land Administration Act 1997 refers, and requires the City to undertake public consultation and advertising for a period of no less than 35 days. Should closure of the public access way / drainage reserves be endorsed by Council it should be noted that the Minister of Lands, not the City of Bunbury retains the final statutory discretion under the powers contained in the Land Administration Act 1997. Generally a public access way will only be considered for closure where it can be sold to the adjoining land owners or reserved and vested in an appropriate agency for public utility purposes. Officer Comments Council officers have investigated the four laneways A B F and I and recommend that they remain open. In-line with the WA Planning Commissions Procedure for the Closure of Pedestrian Access Ways Planning Guidelines Pedestrian Access Ways, a balance needs to be found between resident access to facilities and public transport, and concerns regarding security and amenity. The four recommended access ways to remain open all provide essential links connecting residents to the Maidens and St Joseph’s Primary Schools, the Minninup Forum Shopping Centre, Withers Library, the Hudson Road and Washington Avenue main public transport routes, and the Moriarty playground open space. All four access ways recommended to remain open all have dedicated connecting footpaths, solar lighting installed and are monitored by CCTV. DWS 5 Withers Public Access Ways – Overview Map shows the location of the laneways. A. Jacaranda – Davenport Way Lot 624 Drainage Reserve – not a dedicated public access way. Owner: Department of Lands with a Management Order to the City of Bunbury Existing Infrastructure: City of Bunbury drainage. B. Plowers Place – Jacaranda via Moriarty Playground Lot 605 Road Reserve – not a dedicated public access way. Owner: Crown with a Management Order to the City of Bunbury Existing Infrastructure: Nil listed F. Whitley Place – Withers Library Lot 55 Dedicated public access way Owner: Crown with a Management Order to the City of Bunbury Existing Infrastructure: Aqwest Water Pipes, Water Corporation Sewer Gravity Pipe I. Lockwood Crescent – Craven Court Lot 55 Dedicated public access way Owner: Crown with a Management Order to the City of Bunbury Existing Infrastructure: Aqwest Water Pipes Redundant to close this PAW as the adjoining Reserve (basketball court) is an open parcel of land
13 November 2015 Minutes – Withers Advisory Committee
Analysis of Financial and Budget Implications It is recommended that project PR-3435 Close Laneways be closed and the remaining balance transferred to PR-3888 Closure of Laneways in Withers – Survey and legal costs. Community Consultation No community consultation has been undertaken for public access way A B F I to remain open. Councillor/Officer Consultation The City’s Assets Department has indicated that their preference is for the laneway to remain as Crown property to ensure continued unrestricted access to the City’s infrastructure. Outcome – Withers Advisory Committee 13 November 2015
Cr Karen Steele moved that the decision on the Item 9.6 Four (4) Withers access ways recommended to remain open be adjourned until the next Withers Advisory Committee Meeting to be held 12 February 2016.
Cr James Hayward put the motion to the vote and the motion was adopted to become the Committee’s decision on the matter.
WAC Decision 27/15
Pursuant to clause 11.1(b) of the City of Bunbury Standing Orders the debate regarding Item 9.6 Four (4) Withers access ways recommended to remain open be adjourned until the next Withers Advisory Committee Meeting to be held 12 February 2016.
Carried 7 votes ‘for’ / nil votes ‘against’
13 November 2015 Minutes – Withers Advisory Committee
Summary Council has received a request from a resident of Nyabing Way to install additional lighting at the Maidens Reserve car park. Executive Recommendation That the Withers Advisory Committee:
1. Acknowledge receipt of the request for additional lighting at the Maidens Reserve car park.
2. Not approve the installation of additional lighting to the Maidens Reserve Car Park at this time, and request Council officers advise the resident of the Committee’s decision.
Background Council has received a request from a resident in Nyabing Way to install lighting at the Maidens Reserve Car Park. The request was made due to an allegation of people parking in the car park and conducting illegal activities, whilst being able to see into neighbouring properties. The Withers Advisory Committee has previously endorsed the installation of lighting to the Maidens Reserve at the 12 September 2014 meeting at a cost of $20,000. Council officers have obtained a quote for a flood light on a pole (refer DWS 6 Additional Lighting Maidens Reserve Quote), which would cost $5000. Council Policy Compliance The Withers Advisory Committee has delegated authority to prioritise and commence relevant works subject to conditions as per Council Decision 34/14. Legislative Compliance N/A
Officer Comments Council officers have considered the request for extra lighting and in view of the lighting recently fitted, do not at this time support the request to add extra lighting to the Maidens car park.
13 November 2015 Minutes – Withers Advisory Committee
It is suggested that the effectiveness of the current lighting be monitored, and should there be a change in the layout or future use of the reserve, then the option of extra lighting can be considered. Analysis of Financial and Budget Implications Subject to the endorsement of Item 9.5 Petition to Close Public Access Way – Lot 55 Slee Place, there is $374,585 available in the Withers Reserve. Outcome – Withers Advisory Committee 13 November 2015 The recommendation was moved by Cr Karen Steele and seconded by Mary Dunlop. Cr James Hayward put the motion to the vote and was adopted to become the Committee’s decision on the matter.
WAC Decision 28/15 That the Withers Advisory Committee:
1. Acknowledge receipt of the request for additional lighting at the Maidens Reserve car
park.
2. Not approve the installation of additional lighting to the Maidens Reserve Car Park at this time, and request Council officers advise the resident of the Committee’s decision.
Carried 7 votes ‘for’ / nil votes ‘against’
13 November 2015 Minutes – Withers Advisory Committee
Friday 12 February 2016 Community Room, Withers Library, Hudson Road, Withers.
13. Close of Meeting
Actions Required after Meeting 1. Minutes of meeting to be sent to Council for noting. 2. Items to be raised for Council following requests/recommendations/motions by committee 3. Any other actions required
Schedule of 2016/2017 Withers Advisory Committee Meetings 12 February 2016 8 April 2016 10 June 2016 12 August 2016 14 October 2016 9 December 2016 10 February 2017 6 April 2017 9 June 2017 11 August 2017 13 October 2017
Payment has been made for the damaged cameras. Council’s insurers have advised that the claim for the cost of the damaged cameras is less than Council’s insurance excess, therefore no insurance payment will be received. No further damage has been reported or maintenance been required
The trenching and conduit has been installed. The optic fibre cable has been installed and the fibre spliced and terminated at each end ( SWSC and Withers library). Next stage is to connect equipment to the fibre and configure to get the connection running back to the admin building security room via the microwave radio link.
Expenditure for Withers Action Plan Projects as at 05.11.15
Expenditure for Completed Withers Action Plan Projects Endorsed by the Withers Advisory Committee as per City of Bunbury Budget Review
DWS 1 Expenditure Report as at 05.11.15
Withers Advisory Committee Meeting November 13, 2015
Withers Public Access Ways Update – November 2015 Letters to the adjoining property owners were sent on September 17, 2015 seeking comments, consideration and or objections for the sale and amalgamation of the abutting PAW land. Owners were given 21 days to respond to this letter with the closing date being Friday October 9th. The Department of Housing & the Department of Education requested one week’s extension which was granted by Phil Harris, their submissions now being due Friday October 16, 2015. The City sought written comments from relevant public service providers regarding the proposed closure and amalgamation of access ways - C D E G H J. (A) Jacaranda Crescent to Davenport Way - Lot 624 Recommendation by Council for access way to remain open, agenda item being presented to Withers Advisory Committee for endorsement. Please refer to agenda item 9.6. (B) Plowers Place to Jacaranda Crescent (via Moriaty) - Lot 605 Recommendation by Council for access way to remain open, agenda item being presented to Withers Advisory Committee for endorsement. Please refer to agenda item 9.6. (C) Jacaranda Crescent to Whitley Place - Lot 604 Temporarily closed with garrison gates PAW can only be amalgamated as a whole portion due to central location of existing services. Adjoining Property 1 - 14 Davenport Way
Willing to consider purchasing dependant on price. Adjoining Property 2 - 12A Jacaranda Crescent
Will consider purchasing dependant on price Existing Infrastructure: City of Bunbury - stormwater drainage Service Providers: Comments: CoB Asset Department would prefer that the PAW not be sold and remain Crown land for unrestricted access to their drainage infrastructure. No comments: Western Power, ATCO Gas, Telstra, Aqwest and Water Corporation No response received: Department of Planning Easement(s) required: Yes (D1) Jacaranda Crescent to Wilkerson Way - Lot 56 Temporarily closed with garrison gates Minimal obstruction to services can be offered as equal share to both abutting owners.
Adjoining Property 1 - 2A Jacaranda Crescent Will consider purchasing equal or whole portion dependant on price.
Adjoining Property 2 - 4A Jacaranda Crescent Will consider purchasing dependant on price
Existing Infrastructure: Water Corporation - sewer gravity pipes (runs across not full length of PAW) Service Providers: Comments: Nil No comments: Western Power, ATCO Gas, Telstra, Aqwest and Water Corporation No response received: Department of Planning Easement(s) required: Yes
DWS 2 Withers Laneways Closure Update November 2015
(D2) Jacaranda Crescent to Wilkerson Way - Lot 55 Temporarily closed with garrison gates No existing services- can be offered as equal share to both abutting owners. Adjoining Property 1 - 2 Jacaranda Crescent
Will consider purchasing whole portion dependant on price Adjoining Property 2 - Lot 5457 Wilkerson Way
Will considering purchasing dependant on price Existing Infrastructure: Nil listed Service Providers: Comments: Nil No comments: Western Power, ATCO Gas, Telstra, Aqwest and Water Corporation No response received: Department of Planning Easement(s) required: No (E) Whitley Way to Hudson Road - Lot 55 Fencing has already been relocated and PAW enclosed within the property of 41 Hudson Rd.
Adjoining Property 1 - 41 Hudson Road Will consider purchasing dependant on price.
Adjoining Property 2 - 39 Hudson Road No correspondence received
Adjoining Property 3 - 10 Whitley Place No correspondence received
Existing Infrastructure: Aqwest - water pipes Water Corporation - sewer gravity pipe (runs across not full length of PAW) Service Providers: Comments: Aqwest has no specified objection however may be required to exercise their rights to access No comments: Western Power, ATCO Gas, Telstra and Water Corporation No response received: Department of Planning Easement(s) required: Yes
(F) Whitley Place to Withers Library Lot 55 Recommendation by Council for access way to remain open, agenda item being presented to Withers Advisory Committee for endorsement. Please refer to agenda item 9.6. (G) Davenport Way to Hester Place Open Space - Lot 623 Temporarily closed with garrison gates Adjoining Property Owner 1 - 10 Plowers
No correspondence received Adjoining Property 2 - 14 Davenport Way
Will consider purchasing dependant on price Existing Infrastructure: City of Bunbury stormwater drainage Service Providers: Comments: CoB Asset Department would prefer that the PAW not be sold and remain Crown land for unrestricted access to their drainage infrastructure. No comments: Western Power, ATCO Gas, Aqwest, Telstra and Water Corporation No response received: Department of Planning Easement(s) required: Yes
DWS 2 Withers Laneways Closure Update November 2015
(H) Crews Court to Littlefair Drive – Lot 157 Section 1 Fencing has already been relocated and PAW enclosed within the property of 18 Crews Court.
Adjoining property owner 1 - 16 Crews No objection to amalgamate into 18 Crews Court Will consider purchasing should 18 Crews Court not proceed to buy
Adjoining property owner 2 - 18 Crews Will consider purchasing dependant on price
Section 2 Fencing has already been relocated and PAW enclosed within the property of 19 Littlefair Drive. Adjoining Property Owner 1 - 19 Littlefair Drive
Will consider purchasing dependant on price Adjoining Property Owner 2 - 21 Littlefair Drive
No objection to amalgamate into 19 Littlefair Drive Will consider purchasing should 19 Littlefair Drive not proceed to buy
Existing Infrastructure: Aqwest – water pipes ATCO Gas – MP Gas lines (medium pressure) Service Providers: Comments: Aqwest has no specified objection however may be required to exercise their rights to access. ATCO Gas has no issue with the closure on the proviso they can still access their asset for maintenance / emergency works No comments: Western Power, Telstra and Water Corporation No response received: Department of Planning Easement(s) required: Yes (I) Lockwood Crescent to Craven Court – Lot 55 Recommendation by Council for access way to remain open, agenda item being presented to Withers Advisory Committee for endorsement. Please refer to agenda item 9.6. (J) Whatman Way to Littlefair Drive – Lot 156 Fencing has already been relocated and PAW enclosed within the property of 32 Whatman Way. Adjoining Property Owner 1 - 30 Whatman Way
No correspondence received. Adjoining Property 2 -32 Whatman Way
Will consider purchasing dependant on price Existing Infrastructure: City of Bunbury – stormwater drainage ATCO Gas – Gas pipeline Service Providers: Comments: CoB Asset Department would prefer that the PAW not be sold and remain Crown land for unrestricted access to their drainage infrastructure. ATCO Gas has no issue with the closure on the proviso they can still access their asset for maintenance / emergency works No comments: Western Power, Aqwest, Telstra and Water Corporation No response received: Department of Planning Easement(s) required: Yes
(K) Reynolds Way to Armstrong Way – Lot 2 Section of fencing relocated to incorporate the land back into the Department of Housings boundary. Access closed - no further action required.
DWS 2 Withers Laneways Closure Update November 2015
Digital Mapping Solutions does not warrant the accuracy
of information in this publication and any person using or relying upon such information does so on the basis that
DMS shall bear no responsibility or liability whatsoever
for any errors, faults, defects or omissions in the
information.
Public Access Way – Lot 55 Slee Place
Tuesday, 29 September
2015
1:500
DWS 3 Aerial map Lot 55 Slee Place
Digital Mapping Solutions does not warrant the accuracy
of information in this publication and any person using or relying upon such information does so on the basis that
DMS shall bear no responsibility or liability whatsoever
for any errors, faults, defects or omissions in the
information.
Public Access Way -
Lot 55 Slee Place
Addresses of Petition
Signatories.
Wednesday, 7 October
2015
1:2000
DWS 4 Map of residences requesting closure of PAW Lot 55 Slee Place
Electrical quote to install flood light on pole at Maidens car park
Scope of works;1. Supply and install 1 x 6 meter galv pole and cross arm2. Supply and install 2 x 120 watt flood lights3. Install pole with in 10 meters from switchboard
Description Quantity Unit Price GST Amount AUD
Electrical quote as per scope of works 1.00 4,987.00 10% 4,987.00
Subtotal 4,987.00
TOTAL GST 10% 498.70
TOTAL AUD 5,485.70
DWS 6 Additional Lighting Maidens Reserve Quote
WITHERS LOCAL AREA PLAN | 1
LOCAL PLANNING POLICY | Wi thers Loca l Area P lan
11 t h o f N o v e m b e r 2 0 1 5
Appendix RAC-1
2 | INTRODUCTION
Prepared for:
City of Bunbury
Planning Department
Contact: Thor Farnworth
Position: Manager Sustainability, Planning and Development
A 19/06/2015Draft - Withers LAP - Progress Update to City of Bunbury
FH
B 22/07/2015 Draft - Withers LAP FH
C 14/09/2015 Draft - Meeting with CoB 15/09/2015 FH
D 05/10/2015 Draft - Stakeholder Review FH
E 16/10/2015 Council Endorsement FH
F 20/10/2015 Council Endorsement FH
G 11/11/2015 Cover Page Revision FH
Edition DetailsWith LAPEdition DetailsEdition DetailsTitle Withers LAP
Production Date 16/10/2015
Prepared By UDLA
Author Greg Grabasch & Fiona Hurse
Status COUNCIL ENDORSEMENT
UDLA Project Code BUNWI
WITHERS LOCAL AREA PLAN | 3
AcknowledgmentsAcknowledgment of Country
STAKEHOLDERS:City of Bunbury and Council;James Hayward
Bob Karaszkewych
James Shepard
Jana Joubert
Jessica Hackett
Phil Harris
Thor Farnworth
Department of Education; Neil Milligan
Housing Authority;Kath Roberts
Mendo Stepanovski
Coralie Ayres
David McLoughlin
Richard Elliot
Goomburrup Aboriginal Corporation and Elders;Paul O’Neil
Gloria Dann
Greg Little
Joyce Dimer
Melba Wallam
Yvonne Garlett
Stewards of Katherine Chauhan Reserve;Margaret Teremoana
LandCorp;Matthew Whyte
Maidens Park Primary School;Judy Chitty
Simon Bartlett
Shona Studdert
Owen Preston
Waylon Hill
Silas Saw
Nada Saleh
Maya Hume
Liam Maher
Kevin Dickie
Joshua Marsh
Jessica Adams
Jade Collard
Honey Voller
Hannah Copper
Evan Hill
Grace Horan
Dana Marsh
Cheyenne Clough
Beshaun
Aaliyah Farmer
Samuel
Brenton
Member for the South West Region Australian Labor Party;Hon. Adele Farina
MLA Member for the Bunbury Liberal Party;Hon. John Castrilli
Neighbourhood Watch Coordinator and Representatives;Mellissa Howard
John Gardyne
Steven Lindley
Newton Moore High School and Education Support Centre;Penny Nunn
Susan Kerr
Police;Steph Smith
South West Development Commission;Amanda Taylor
Anna Oades
WA Country Health;Jenny Page
Kelly Mennen
Withers Community Library;Mellissa Zimmerman
The Aboriginal people of the area encompassed by the City of Bunbury are the Noongar people including the Wardandi clan/language group. The Local Area Plan acknowledges all Elders, cultural leaders and community members both past and present who continuously retain their spiritual and custodial connection to country.
Project ParticipantsThe project team would like to acknowledge the input by the following residents, stakeholders and City of Bunbury representatives. Again, thank you for your valued contribution, direction and support.
RESIDENTS AND/OR LANDOWNERS:Anne Crittendon
Ben Kemps
Byron Albrey
Cheryl Robinson
Cindy Bloor
Doug Fimister
Gillian Alexander
Glen Willetts
Joanna Hughes-Dit-Ciles
Jozina De Ruiter
Ken Warnes
Laurence Goodwin
Lorene Kemps
Lou Valli
Mary Dunlop
Princie Read
Ron Fitch
Wayne Mayor
4 | INTRODUCTION
Table of Contents
1 INTRODUCTION
Acknowledgment of Country 3
Project Participants 3
Introduction 9
Purpose of the Withers LAP 9
Study Area 9
Citation 9
Local Planning Policy Area and Application 9
Planning Context 11
□ Relationship to the Community Strategic Plan 11
□ Relationship to the Local Planning Framework 11
□ Relationship to the Scheme 11
□ Relationship to the Structure Plans 11
Process to Prepare the Withers LAP 13
Phase 1 - Literature Review 14
Phase 2 - Collaborative Design Process Methodology 15
Understanding Withers 18
‘The Place’ 18
□ Sense of Place 18
□ Radburn Planning Philosophy 19
□ Withers Context 20
□ Neighbourhood Precincts 22
□ Property Value 23
‘People’ 24
□ Population 24
□ Tenure 24
□ Active and Engaged Withers Community 25
Spatial Mapping 26
Summary of Key Opportunities and Constraints 27
2 ‘THE PLACE’
(PEOPLE & PLACE)
WITHERS LOCAL AREA PLAN | 5
3 4 5 6
7
‘THE PLAN’ (A SHARED VISION)
‘THE IMPLEMENTATION’ (LAND USE & DEVELOPMENT POTENTIAL)
Figure 1. Withers LAP Study Area and Local Planning Policy Area Boundaries Map
Legend
Withers LAP Study Area
Local Planning Policy Area
WITHERS LOCAL AREA PLAN | 9
Introduction
The Withers Local Area Plan (LAP) has been shaped by the understanding that the development of all great places does not just happen. It requires constant vigilance and commitment in:
• Protecting the intrinsic values and attributes that are critical in defi ning a community’s identity and sense of place;
• Setting and reconfi rming collective goals that are inspiring, respectful of the past, but tangible and defi nitive in driving and managing change;
• Taking decisive actions or interventions that consistently reinforce and align behaviours and decisions made over time; and,
• Fostering adaptability and resilience by recognising and resetting of strategies to address the evolving needs of community members, stakeholders and visitors.
A place will best succeed if it is locally activated and animated with its own distinct personality. An active, two-way communication process which keeps the suburb informed and engaged is integral to infusing a place with a unique and local identity.
Therefore the Withers LAP aims to set out an agreed framework including an agreed vision, key themes (community diversity, land rationalisation, increased connectivity and amenity), spatial plan, identifi cation of key precincts for strategic redevelopment and ten (10) implementation actions.
Study Area
Citation
The Withers LAP study area follows the Withers suburb boundary as shown in Figure 1, with a land area of 4.4km2 (City of Bunbury).
The Withers suburb is bound by Hay Park to the east, Maidens Reserve (Bibbilup) to the west, and Knight Street and Washington Ave to the north and south.
The Withers LAP includes reference to areas outside the study area boundary, such as key Health and Education Precincts. These references are provided for context and due to their role of infl uence on the Withers suburb.
The purpose of the Withers LAP is to function as a fl uid, place inspired decision making tool, which builds upon the already completed Withers Urban Renewal Strategy (WURS). While the WURS establishes the vision and developmental objectives for the neighbourhood, the LAP will translate fi ndings into a spatial plan that will guide and shape future planning interventions including: strategic redevelopment sites, land use, road and pathway networks and infrastructure services.
Therefore the Withers LAP aims to achieve the following:
• Establish a shared vision for the Withers suburb;
• Protect the intrinsic values and attributes that are critical in defi ning a community’s identity and sense of place;
• Identify and address key local planning opportunities and constraints within the Withers LAP;
• Develop a forward thinking framework/plan across the suburb of Withers, that is continued to be understood and supported by the majority of the community / stakeholders; and,
• Identify priorities for implementation including the agency responsible and time frame for implementation to be achieved.
Purpose of the Withers LAP
The Withers LAP has been adopted by the City of Bunbury (the ‘local government’ or ‘Council’) as a Local Planning Policy instrument under its Local Planning Scheme in accordance with Schedule 2 - Deemed provisions for local planning schemes of the Planning and Development (Local Planning Schemes) Regulations 2015. This Local Planning Policy is cited as ‘Local Planning Policy: Withers Local Area Plan’.
Local Planning Policy Area and Application
This Local Planning Policy applies to that portion of the local government district of the City of Bunbury indicated by the Local Planning Policy Area boundary, as shown in the Withers LAP Study Area and Local Planning Policy Area Boundaries Map (Figure 1), and applies to all land use and development that is subject to the Local Planning Scheme and located within the Local Planning Policy Area.
The provisions of this Local Planning Policy comprise of:
(a) the Local Planning Policy Text (including tables); and
(b) the Local Planning Policy Maps (including fi gures).
10 | INTRODUCTION
Figure 2. Relationship of Withers LAP to the Local Planning Framework
Withers Advisory Committee
Council
Non-statutory
Statutory or statutorily required
Withers Urban Renewal Strategy Aspirational
20 yrs
Projects Committed
1-5 yrs
City-wide
Place-based
Local Planning Strategy Aspirational
10-20 yrs
Local Planning Scheme Administrative
5 yrs
Local Planning Policies
Withers Local Area Plan Guiding
5/10 yrs
Withers Reserve $
Strategic Community Plan Aspirational
20 yrs
Corporate Business Plan Prioritising
5 yrs
Annual Budget Committed
1 yr
Long-term Financial Plan Prioritising
10 yrs
Asset Management Plan Prioritising
10+ yrs
Local Structure Plans Guiding
10 yrs
Precinct Local Area Plan Precinct Local Area Plan
Withers Precinct Structure Plan
WITHERS LOCAL AREA PLAN | 11
Relationship to the Structure Plans
Relationship to the Community Strategic Plan
Relationship to the Scheme
Planning ContextRelationship to the Local Planning Framework
The Withers LAP fi ts within the City of Bunbury’s Local Planning Framework, as prescribed by the Planning and Development Act 2005, and therefore should be read and used in conjunction with the Local Planning Scheme and overarching Local Planning Strategy (refer to Figure 2).
In accordance with Part 2 — Local planning framework under Schedule 2 of the Planning and Development (Local Planning Schemes) Regulations 2015, the local government may prepare a Local Planning Policy in respect of any matter related to the planning and development of the Scheme area.
The process to prepare the Withers LAP compliments the Integrated Local Area Planning (ILAP) approach which seeks to provide a comprehensive planning and development framework, both spatially and temporally. This application draws upon best practice land use planning, landscape architecture and urban design tools that positively shapes the:
• Physical (natural and built environment);
• Social;
• Economic environments; and,
• Governance, within the local area.
Integrated local area planning is a well-established practice originally promoted by the Commonwealth Government and Australian Local Government Association as a ‘whole of government and whole of community’ approach to strategic planning and programme management at the local level (Australian Local Government Association, 1993).
As such, the Withers LAP seeks to translate the broader city-wide strategic planning principles and objectives as outlined in the City of Bunbury Strategic Community Plan, and to synthesize these with the bottom up physical, social and economic environments and place specifi c development controls. Refer to Figure 2 – Relationship of Withers LAP to the Local Planning Framework.
Pursuant to the Planning and Development Act 2005 and associated Planning and Development (Local Planning Schemes) Regulations 2015, the Withers LAP is adopted by the local government as a Local Planning Policy instrument that supplements the provisions of the Local Planning Scheme. Where a provision of this Local Planning Policy is inconsistent with the Scheme, the provisions of the Scheme prevail.
Note:
Under the Planning and Development (Local Planning Schemes) Regulations 2015, the local government may prepare a local planning policy in respect of any matter related to the planning and development of the Scheme area.
A local planning policy —
• May apply generally or in respect of a particular issues or a range of issues specifi ed in the policy; and
• May apply generally to the whole of the City or to specifi c local areas and places (e.g. a neighbourhood).
A local planning policy must be based on sound town planning principles and may address either strategic or operational considerations in relation to the matters to which the policy applies.
The local government may amend or repeal a local planning policy.
In making a determination under this Scheme the local government must have regard to each relevant local planning policy to the extent that the policy is consistent with this Scheme.
The Withers LAP provides a context for subsequent detailed structure planning exercises to be undertaken.
Formulated through the Withers LAP planning process, are Structure Plan Concepts for three of the Sub Precinct Areas. These are a more detailed expression of the LAP to inform the ultimate Structure Plans to be produced.
The Withers Concept Structure Plan Engagement Report, is included within the annexure of the Withers LAP.
The Structure Plans are to be prepared and endorsed within the area covered by the Local Planning Policy and are to be implemented and adhered to in accordance with the Local Planning Policy.
12 | INTRODUCTION
lysis
aaccttiivveee lliisstteenniinnggg
and testing
Area Plan
Explo
ration anAnalysi
Local Are
Client / Stakeholders
Community
Evaluation
Respect
Build
TrustPositive
Relationships
Facilitator Facilitator Facilitator
Analysis
Precedent Learnings
Exploration
Testing
Discussion / workshop
Shared
Direction,
Plan /
Agreed
Intervention
DESIGN OUTCOMECOLLABORATIVE DESIGN PROCESS
PROJECT INCEPTION
PHASE 1
PHASE 2
Figure 3. Collaborative Design Process (Methodology)
WITHERS LOCAL AREA PLAN | 13
Process to Prepare the Withers LAP
Throughout Withers there are important spaces, which should be preserved for public purposes as community assets.
Physically, the suburb has great ‘bones.’ It is an area with fantastic views, dramatic topography, mature trees, vast amounts of POS, quiet streets, an engaged community and a unique sense of place. It is well located, a walkable suburb with close proximity to employment, education and community facilities and is in close proximity to Bunbury CBD.
It is also recognised that the suburb has a unique social and planning context. Therefore community involvement and active engagement within the planning and design process must form a principle component of the methodology underpinning and driving the local area planning process. Meaningful participation is a fundamental methodological consideration and success criteria in terms of not only the quality of urban design but also the degree of community buy-in to the planning process and ownership of resulting outcomes.
To achieve this, the Withers LAP has been developed through a collaborative design approach which engages Withers residents and stakeholders as active participants within the design process. This provides two-way education (active listening), input and shared understanding in spatial planning design development that eventuates into an agreed direction (Withers LAP), including a collaborative forward action plan (Implementation Priorities).
As shown in Figure 3, the collaborative design process included two key phases:
Phase 1 - Project Inception
• Literature Review
Phase 2 - Collaborative Design Process
• Opportunities and Directions
• Collaborative Scenario Planning
• Draft Local Area Plan
A key summary of the Literature Review and Collaborative Design Facilitation methodology is included below or refer to the Annex A, B, C, D, E for further details and materials.
14 | INTRODUCTION
DRAFT
SOUTH WEST DEVELOPMENT COMMISSION
WITHERS URBAN RENEWAL PROJECT
LOCAL ECONOMIC DEVELOPMENT STRATEGY
DECEMBER 2012
OMMCOO M
OJJECROO
AATEGGYA Y
Phase 1 - Literature Review
As part of the project inception, a literature review of all relevant background documents was undertaken. Using a chronological fi lter the literature review distilled the background documents into 18 reports, plans and community consultations that have been undertaken in Withers over the last 18 years.
The purpose of this process was to inform the project direction and ensure the Withers LAP is not covering old ground, but builds upon the existing engagement and good planning work that has been undertaken.
Upon a desktop review of the previous studies, it was assumed that there has been a limited opportunity for citizens to be engaged in the planning process at a level above that of ‘consultation’ as defi ned by Arnstein’s ladder of citizen participation (Arnstein, 1969). That is, much of the engagement has been a request for input on already prepared plans. This could be still taken as a top down approach rather than a two-way participatory learning exchange.
Therefore a key aim of the Withers LAP is to build upon this work and develop an agreed framework / plan that is understood and supported by majority of the Withers community and stakeholders.
The Local Area Plan acknowledges the following list of reports / studies which have been drawn upon to advance the Withers LAP, including:
• Withers Outline Development Plan (ODP) & Planning Amendment 236, Roberts Day on behalf of Pindan, 2001
• Withers Outline Development Plan (ODP) – Revised, Paul L. Davies Town Planning and Development, on behalf of Pindan, 2003
Bunbury City Vision 2004 - 2007
• City Vision Strategy – Withers – Minninup Precinct Plan, City Vision Taskforce, Koltasz Smith, 2005
• City Vision Action Plan – Withers Minninup Recommendations, City Vision Taskforce, 2005
Withers Community Consultation 2010 - 2011
• Care Consulting Withers Survey Report, CARE Consulting, 2010
• Community Consultation: A Snapshot of Withers. City of Bunbury, 2011
• Withers Urban Renewal Strategy 2012
• Withers Urban Renewal Strategy, TPG in collaboration with Placematch and Pracsys, 2012
For further information on the literature review, refer to Appendix A – Project Inception Literature Review.
DRAFT - DECEMBER 2012
A Village in the City
Withers Urban Renewal Strategy
Figure 4. Cover pages of the Withers Urban Renewal Strategy and associated appendices
WITHERS LOCAL AREA PLAN | 15
Phase 2 - Collaborative Design Process Methodology
In conjunction with the literature review, the fi rst step of the collaborative design process aimed to undertake a ‘ground up’ active listening approach. The purpose of this approach was;
• To build trust, respect and positive relationships with a broad and diverse representation of the Withers Community;
• To understand the current social capital of the Withers Community. (Social capital is defi ned by the Organisation for Economic Co-operation and Development (OECD) as ‘networks together with shared norms, values and understandings that facilitate co-operation within or among groups’) (OCED, 2007);
• To demonstrate and uphold open, transparent and inclusive communication with the collective team throughout the design process (no hidden agendas); and,
• To role model truthful and accountable decision making behaviours and processes.
This process also served as an ‘ice breaker’ and enabled ‘community champions’ to be identifi ed who should be involved in the collaborative design process.
Collaborative Design Facilitation
The purpose of phase 2 was to collaborate and engage with the Withers community in a two way exchange and learning process. This approach centres on the Withers Community, Stakeholders and City of Bunbury being active participants in each step of the design process, including:
1) Analysis
2) Exploration and testing (Design Scenarios)
3) Shared Direction (Draft Local Area Plan and Implementation Priorities)
The design facilitation process provided two-way education (active listening), input and shared understanding in design and planning that eventuated into an agreed direction. Upon each design stage, the information prepared was presented, analysed, and work shopped with participants to arrive at a consensus for the team to proceed to the next stage of the project.
To ensure consistent and ‘circular reporting’ between all participants, two pathways of engagement were undertaken including:
• Project Control Group Meetings (PCG); and,
• Withers Community and Stakeholder ‘one on one’ meetings.
Image 1. Example of ‘one on one’ engagement
‘One on one’ meetings (up to 5 people) were the preferred engagement method, allowing the opportunity to meet with people on their own terms and engage in a more meaningful and richer discussion in comparison to holding one (1) workshop with large numbers of people.
For a full list of participants who actively contributed to the project, please refer to the Acknowledgments Section.
16 | INTRODUCTION
2.0 Understanding Withers
WITHERS LOCAL AREA PLAN | 17
(People & Place)
18 | ‘THE PLACE’
This chapter provides a snapshot of Withers, including:
• Withers context (place);
• Community profi le (people);
• Withers spatial mapping; and,
• Overview of key opportunities and constraints.
‘The Place’Understanding WithersSense of Place
Image 2. Maidens Reserve (Bibbilup)
The Withers LAP recognises the Noongar people and Wardandi clan/language group and their ongoing connection to country.
As part of the engagement process a ‘one on one meeting’ was undertaken with Goomburrup Elders. Elders noted that they maintain cultural connection to the country that includes Withers, Usher and Dalyellup. These areas are traditional hunting grounds ripe with kangaroos, turtles, fi sh, bush tuckers etc.
Included in these areas of cultural signifi cance is Maidens Reserve (Bibbilup). These dunes are a womens area and birthing place. Where the Withers Community Library now stands was the camp where the men would wait for the women’s return. The Maidens were also key directional points used to understand seasonal cycles.
There is opportunity to educate and celebrate the ongoing cultural connection and signifi cance of this site.
The suburb of Withers is named after Rev Joseph Withers who was a colonial Chaplain in Bunbury from 1863 – 1893. Joseph’s son Edward ‘Ted’ Withers played a very important role by diarising many of Bunbury’s early events including writings on the local Aboriginal population, convict working parties involved in road and bridge building and construction of the Bunbury railway line. The construction of Withers residential housing began in 1959 (Bunbury Historical Society).
WITHERS LOCAL AREA PLAN | 19
Radburn Planning Philosophy
Image 3. Pedestrian Access Way along Maidens Park Primary SchoolFigure 5. Stylised image of Radburn Concept (Source: Reproduced from Colman, J, 1971)
The study area in Withers has a unique social and planning context, having been initially established based on ‘Radburn’ planning principles. Radburn neighbourhoods are designed around the separation of vehicular circulation from pedestrian.
The mid 20th century planning approach championed open space as a ‘connective tissue’ and social salve and worked well in a community or area with a trusted community culture.
In today’s context. this planning solution has been retrofi tted to refl ect current social realities. In some cases, open space corridors have been visually and physically separated from housing through the construction of high fencing to deter unwanted access. This limits passive surveillance of open space, a major principle and part of the trusted community culture that the planning movement relied upon.
Contemporary planning relies on streets to be activated by numerous sources including:
- residents’ cars;
- service vehicles;
- pedestrians, etc.
Safe public space requires surveillance and activation through daily live, work & play activity.
20 | ‘THE PLACE’
Withers Context
Figure 6. Bunbury Context
MAIDENS RESERVEWITHERS
USHER
SOUTH BUNBURY
BUNBURYEAST
BUNBURY
Indian
Ocean
VITTORIA
PELICAN POINT
GLEN IRIS PICTON
DAVENPORT
COLLEGE GROVE
CAREY
PARK
Bus
sel l
Hig
hway
Forrest Highway
South Western Highway
South Western H
ighway
Boyanup-Picton Road
Bunbury Outer R
ing Road
The suburb of Withers is situated within the City of Bunbury, approximately 5km south of the Bunbury CBD. Having a central location, Withers is surrounded by many regional assets including;
• Mindalong Beach;
• Maidens Reserve (Bibbilup);
• Hay Park which is a regional sporting facility;
• Bunbury Hospital;
• Edith Cowan University;
• South West Institute of Technology (SWIT); and,
• Education facilities including Newton Moore High School (located just outside the Withers suburb), Maidens Park Primary School and St Joseph’s Primary School.
Withers is an area with potential for change and positive development. By contemporary standards which include the principles of walkability, proximity and connectivity expressed in Liveable Neighbourhoods, Withers has a robust framework, or great ‘bones’. It is an area with fantastic views, dramatic topography, mature trees, vast amounts of public open space, quiet streets, an engaged community and a unique sense of place. It is well located, a walkable suburb with close proximity to employment, education and community facilities and is in close proximity to Bunbury CBD.
WITHERS LOCAL AREA PLAN | 21
Figure 7. Withers suburb connections Improve connection to beach
Strengthen connection to hospital, ECU, SWIT (overpass / underpass)
Improve parking at Maidens Park / connection to the beach
Improve pedestrian crossing at major roads
Strengthen commercial and civic area and create a ‘gateway’ to Withers
A
B
A
B
C
C
D D
D
D
D
D
E
BUNBURY
HOSPITAL
HAY PARK
MAIDENS RESERVE
ST
JOSEPHS
PS
MAIDENS
PS
NEWTON MOORE
HS
LEGEND
E
22 | ‘THE PLACE’
Neighbourhood Precincts
Withers North
Withers CentralWithers SouthOcean Drive -
South / North
Maidens ReserveLEGEND
Hay Park
Figure 8. Neighbourhood Precincts
Withers is comprised of distinct neighbourhood precincts as shown in Figure 8 including:
• Withers North (Low density residential);
• Withers Central (Low density original Radburn);
• Withers South (Low density residential); and,
• Ocean Drive North / South (Low density residential and contemporary infi ll).
Although located within Withers, all neighbourhood precincts have a unique character, sense of place and identity. Neighbourhood precincts can also be further defi ned by housing and planning type
e.g. Withers Central comprises the original Radburn low density planning confi guration with corridors of open space, whereas Withers South and North also comprise low density residential, however have increase road connection and legibility throughout the suburb. Similarly, Ocean Drive North and South precincts are low density residential areas however with greater quantities of resent built form infi ll, greater variation in topography and proximity to the leafy Maidens Reserve.
South Bunbury $435,000 $350 p/wCarey Park $265,000 $300 p/w
Withers $260,000 $290 p/w
College Grove $361,000 $380 p/w
Usher $327,000 $290 p/w
Figure 9. Suburb Property Value (Source: https://www.realestate.com.au/neighbourhoods Price based on March 16th 2015 data)
Table 3. Property Value. (Source: https://www.realestate.com.au/neighbourhoods Price based on March 16th 2015 data)
As shown in Figure 9 and Table 3, the median property value of Withers is comparable with Carey Park, however sits well below the northern and southern adjacent suburbs of Usher, College Grove and South Bunbury. This demonstrates the potential growth of the suburb.
Anecdotal evidence from landowners also noted that the high rental return in comparison to the relatively lower mortgage allows investors to receive a higher rental yield in comparison to surrounding suburbs.
24 | ‘THE PLACE’
Population Tenure
Figure 10. Withers and City of Bunbury Age Population % Comparison. (Source: ABS Census 2011 and WURS Appendix 2)
WithersCity of BunburyWithersCity of Bunbury
Figure 11. Tenure (property ownership) Comparison. (Source: ABS Census 2011 and WURS Appendix 2)
Withers
City of Bunbury
Withers
City of Bunbury
‘People’
The Withers suburb has a local population of 3,112 (ABS, 2011). As shown in Figure 10, in comparison to the City of Bunbury, Withers has a higher than average number of residents aged between 0 and 34 years, as well as, from 65 to 74 years old (Pracsys 2012).
The fi gure also shows a sudden decline in residents aged over 84 years old, which could be caused by the lack of aged care facilities in the area or a lower life expectancy of residents within Withers (Pracsys 2012).
These statistics were supported by discussions with residents who have lived in Withers most of their life and ‘wish to age gracefully’, however there are limited choices available for aged care.
Housing tenure is illustrated in Figure 11.
Key points to note include:
• The suburb of Withers has a signifi cantly lower outright home ownership at 18%, in comparison to Bunbury at 32% which is in line with the national average (ABS 2011);
• There is a signifi cantly high proportion of rented properties in Withers at 47% (ABS 2011);
• The number of home ownership or fully purchased homes in Withers has increased between 2006 – 2011. The cause of this trend may be the result of a policy shift by the Housing Authority who sold local housing to private owners to reduce overall ownership percentages. Alternatively this statistic may be the result of changes to government policy assisting home purchase or improvements in fi nancial management (Pracsys 2012); and,
• It is positive to note that recent analysis reveals that tenure mix is diversifying. Typically tenure diversifi cation provides greater levels of housing choice, housing options that are aligned with community needs and preferences and a greater social mix (Pracsys 2012).
WITHERS LOCAL AREA PLAN | 25
Currently within Withers the Housing Authority has a presence of approximately 17%, and is aiming to gradually reduce this to 11% over time. It is acknowledged that the 17% is spread across the entire suburb of Withers, however in reality there are higher concentrations of Housing Authority owned stock particularly with the Central Withers (original Radburn area) and the South Withers Precinct - up to 25%.
Housing Authority noted factors which favour reducing housing stock in Withers include:
• Age of housing stock;
• Concentrations of housing stock;
• The affordable housing profi le of the locality;
• Opportunity to redevelop underutilised land; and,
• Potential to improve social and physical amenity.
Active and Engaged Withers Community
Newton Moore High School believes and is willing to strengthen this role by advocating for shared facilities including:
• Use of school premise for community meetings and gatherings;
• Recreational facilities;
• Before and after school care;
• Sharing or supporting libraries / resource centres;
• Sharing performing art spaces; and,
• ‘Out of hours’ community education facility.
The school noted there is a multitude of social benefi ts including the identifi cation of partnerships including aged care / school students work experience programs.
Refer to Annex E - Newton Moore High School Letter and Maidens Park Primary School Engagement Inputs.
Throughout the engagement process it quickly became apparent that there are a large number of proactive Withers interest groups. These groups are led by many ‘community champions’ who tirelessly volunteer their time, efforts and passion to work toward improving the suburb.
Key community interest groups include:
• Withers Advisory Committee;
• Withers Progress Association;
• Friends of Des Ugle Park;
• Stewards of Katherine Chauhan Reserve; and,
• Neighbourhood Watch.
There’s also opportunity to strengthen partnerships between schools and Withers Community including:
• Newton Moore High School;
• Maidens Park Primary School; and,
• St Joseph’s Primary School.
To support this point Newton Moore High School highlighted that schools (and education) play a pivotal part in the development of society and infl uence on neighbourhood precincts.
26 | ‘THE PLACE’
As part of the collaborative design process, a series of spatial mapping was undertaken to inform the social, environmental, development and economic context of Withers. This process of analysis was conducted alongside a series of ‘one on one’ and project control group meetings. Together this mapping and design scenarios determined the broad opportunities and constraints for the study area.
A summary of spatial mapping included:
• Withers Context and Connections;
• Topography;
• Neighbourhood Precincts;
• Property Value;
• Existing Land Use;
• Zoning under the Town Planning Scheme No. 7;
• Understanding the R-Codes and Split Coding;
• Senior Living;
• Public Open Space and Walkability;
• Community Facilities and Walkability;
• Connectivity (Roads, Pedestrians, PAWs); and,
• Infrastructure.
For further details and spatial mapping refer to Annex B – Collaborative Design Process | Opportunities and Directions.
Figure 19. Spatial Mapping - Circulation (Pedestrian and cycle paths, public transport, PAWs)
WITHERS LOCAL AREA PLAN | 27
Summary of Key Opportunities and Constraints
Community Diversity
• Strengthen commercial and civic area and create a ‘gateway’ to Withers;
• Provide housing diversity to balance the Withers community by attracting young families, professionals and providing aged care facilities; and,
• Continue to develop partnership between the City of Bunbury, Community Interest Groups, Schools and the broader community.
Land Rationalisation
• Identifi cation of underutilised sites within the study area, including strategic redevelopment sites;
• Opportunity for development sites to include incentives to improve and provide community amenity within Withers; and,
• Investigate feasibility of underground power.
Increased Connectivity
• Improve connection to the beach;
• Strengthen connection to the hospital, ECU, SWIT;
• Improve pedestrian connection at major roads and connection to Minninup Forum; and,
• Improve legibility throughout the suburb for all forms of transport which will assist with increased safety and security.
Amenity
• Undertake greening of the parks and reserves including reticulation, kick about areas, amenity; and,
• Opportunity to improve the connection between Withers and Hay Park and ensure clear hierarchy of spatial areas e.g sport, reserve, passive recreation, edge treatments etc.
Key opportunities and constraints to be reconciled in the Withers LAP include:
Image 4. Hudson Road Family Centre Image 5. Potential site for land rationalisation Image 6. Connection to Minninup Forum Image 7. Des Ugle Park
28 | INTRODUCTION
3.0 The Plan
WITHERS LOCAL AREA PLAN | 29
(A Shared Vision)
30 | ‘THE PLAN’
Image 8. Maidens Park Primary School Site Walk
The following section outlines the planning and spatial context of the Withers LAP contents. As shown right in Figure 20 and outlined over the following pages this includes:
• The Shared Vision;
• Goal Statements;
• Objectives;
• Strategies;
• Justifi cation;
• Actions; and,
• Land use.
The Withers LAP
WITHERS LOCAL AREA PLAN | 31
ASPIRATIONS
WITHERS LOCAL AREA PLAN - PLANNING CONTEXT
WITHERS LAP CONTENTS PLANNING FRAMEWORK SPATIAL FRAMEWORK
IMPLEMENTATION
Shared Vision
Goal Statements
Objectives
Strategies (10)
Justifi cation
Actions
Land use
DA
SITE PROJECT
WITHERS STRUCTURE
PLANS
Withers LAP
SUB-PRECINCTS
NEIGHBOURHOOD PRECINCTS
STUDY AREA / POLICY AREA
Figure 20. Withers LAP Planning Context Diagram
32 | ‘THE PLAN’
Goal Statements
The following section outlines the key goal statements and associated objectives for Withers based on the shared vision:
• Community Diversity;
• Land Rationalisation;
• Increased Connectivity; and
• Amenity.
Image 9. Existing Pedestrian Access Way
The Shared Vision
The ‘shared vision’ for the future direction of the Withers suburb was formed through participatory engagement and discussion between the City of Bunbury, stakeholders and the Withers community.
‘Withers will continue to evolve into a safe, vibrant and active neighbourhood that serves the day to day needs of a ‘healthy and balanced community’. Withers will be well connected, both internally and to its surrounding regional assets allowing the suburb to support and grow a diverse population (inclusive of youth, families and the elderly), with access to a range of employment opportunities, public transport and civic amenity.’
WITHERS LOCAL AREA PLAN | 33
Community Diversity
Attract a diverse demographic through normalizing renter/occupier ratios, providing aged care amenity and delivering diversity in lifestyle options that offer incentives for young professionals and empty nest ‘down-sizers’ alike.
Land Rationalisation
Rationalise and upgrade underutilised open space for the provision of high standard urban form and parkland, providing safe and healthy environments in the interest of building Withers’ local value and pride.
Increased Connectivity
Provide and increase safe connection through and beyond the suburb. Increased connectivity shall draw upon and strengthen Withers’ central location and proximity to surrounding amenity and provide convenient access to major employment areas.
Amenity
Increase public realm amenity to refl ect the landscape character and offer a diversity of multi use areas, in order to foster greater community activity and interaction.
34 | ‘THE PLAN’
Objectives
In accordance with the aims of the Scheme and Zone objectives, the Withers LAP seeks to achieve the following Natural Environment, Built Environment, Social and Economic objectives:
Natural Environment
Image 10. Maidens Park Primary School Site Walk
Economic
Governance
Social
Built Environment
Natural Environment
Figure 21. Objectives Diagram
WITHERS LOCAL AREA PLAN | 35
Natural Environment
• Retain Withers’ natural assets which defi ne the suburb’s landscape character and sense of place including the retention of signifi cant trees, topography, view lines etc.
Built Environment
• Rationalise areas of underutilised open space for strategic redevelopment including diverse housing choices, community services focused on health and education and increased amenity; and,
• Support and strengthen sustainable transport modes through a well-connected (both internally and externally) bike and pedestrian network and public transport system.
Social Environment
• Provide safe environments for all of the Withers Community;
• Build an active and vibrant community through enhanced local centres and active local spaces; and,
• Provide places and activities to support diversity within the Withers population (inclusive of youth, families and the elderly)
Economic Environment
• Realise the potential of the Withers suburb including its proximity to Bunbury CBD, surrounding regional assets and unique sense of place and landscape character; and,
• Support, build and broaden local business potential, including business support services e.g. high speed internet, public transport, etc.
Image 11. View to Maidens from vacant land Image 12. Example of existing housing Image 13. Maiden Park Primary School students in existing Pedestrian Access Way
Image 14. View to existing commercial area
36 | ‘THE PLAN’
Scale: 1 : 10,000 @ A3 0 100 200 500mFigure 22. Withers Local Area Plan Map
Westwood Street
Hudson Road
Para
de R
oad
Buss
el H
ighw
ay
Oce
an D
rive
Washington Ave
St Josephs PS
KatherineChauhan Reserve
DesUgle ParkMaidens
Park PS
Hay Park
1. WITHERS NORTH
2. WITHERS CENTRAL
3. WITHERS SOUTH
Indian Ocean
Maidens Reserve
Usher
Dalyellup6km
Bunbury5km
Bunbury5km
College Grove
Carey Park
South Bunbury
4. OCEAN DRIVE SOUTH
4. OCEAN DRIVE NORTH
Bunbury Hospital, SWIT, ECU
Newton Moore HS
1B
2A
2B
3A3B
2Bi
2Bii
Withers Local Area Plan Map
WITHERS LOCAL AREA PLAN | 37
MIXED USE
CIVIC SQUARE (PLACE OF ASSEMBLY)
COMMERCIAL
PUBLIC PURPOSE
PARKS AND RECREATION
PRINCIPLE LAND USES
EXTERNAL CONNECTION
EXTERNAL DESTINATION POINT
PEDESTRIAN CONNECTION
SUB PRECINCTSPRECINCTS
Ocean Drive North / South
Withers Community Hub
Withers Central
Withers South D C Foster Park
Withers North
1B
1
2
3
4
2A
HIGHER DENSITY RESIDENTIAL
LOW - MEDIUM DENSITY
MEDIUM - HIGH DENSITY RESIDENTIAL
LOW RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
EXTERNAL CONNECTION
ROAD CONNECTION
FUTURE CONNECTION (STAGED MANAGEMENT APPROACH)
Des Ugle to Whitley Place
Poinciana to Hester Place
Ashrose Reserve
Withers North Neighbourhood
Withers Central Neighbourhood
Withers Neighbourhood Centre - Commercial
Proposed Sub Precincts
Future Redevelopment Opportunity
Craven Court to Lockwood Crescent
Ocean Drive North & South
1C
1A
2B
2Bi
2Bii
3A
3B
4
38 | ‘THE PLAN’
HIGHER DENSITY RESIDENTIAL
MIXED USE
Townhouses• Individual houses organised in
rows, with a shared wall and multiple fl oors
• One to two storeys• Typically one or two storeysGrouped dwelling• Group of two or more dwellings
on the same lot
Low-rise Apartment• Two to three storeys with
mixed use on ground fl oor• Interface with street, civic
space and public open space
Note:
The intention of the Withers LAP is to provide principle land use including suggested residential density and built form typologies. The end use and building typologies are to be further investigated in relation to housing demand and commercial feasibility, however still upholding the overall objective of providing greater housing diversity and choice throughout Withers.
URBAN DENSITY TYPOLOGY
Image 15. Mixed use typology Image 16. Mixed use typology
Image 17. Higher density residential typology
Image 18. Higher density residential typology
WITHERS LOCAL AREA PLAN | 39
Townhouses• Individual houses organised in
rows, with a shared wall and multiple fl oors
• Typically one or two storeysGrouped dwelling• Group of two or more dwellings
on the same lotMaisonette• One to two storey standalone
house containing separate dwellings on a single lot. (e.g Independent age care on ground fl oor with apartment above
Townhouses• Individual houses organised in
rows, with a shared wall and multiple fl oors
• Typically one or two storeysGrouped dwelling• Group of two or more dwellings
on the same lotDetached dwellings• Single or two storey house
separated by at least half a meter
LOW - MEDIUM DENSITY RESIDENTIAL
MEDIUM - HIGH DENSITY RESIDENTIAL
LOW RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
Image 19. Medium - high density residential typology
Image 21. Low / low medium density residential typology
Image 22. Low / low medium density residential typology
Image 20. Maisonette typology
40 | ‘THE PLAN’
This section lists and describes ten (10) key actions recommended for implementation by the Withers stakeholders, community members and the Project Control Group. These decisive actions were derived from the 4 key themes and have been listed in order of priority, with the overall objective of raising Withers’ capacity, including health, wealth and place wellbeing.
The key actions are explained on the following pages however in summary include:
Ten Strategies to Improve Withers
Priority Key Action Goal Statements
1 Improve Housing Diversity and Choice
2 Undertake land rationalisation of vacant areas of land
3 Create a Withers Community Hub
4 Increase Aged Care Opportunities
55 Upgrade open space and park amenity
6 Improve internal connectivity
7 Improve external connectivity
8 Encourage and create incentives for landowners to improve upkeep and maintenance of houses
9 Undertake a spatial review of Hay Park
10 Underground Power
Community Diversity
LEGEND
Land Rationalisation
Connectivity
Amenity
WITHERS LOCAL AREA PLAN | 41
Strategy 1: Improve Housing Diversity and Choice
Justifi cation:
The provision of housing diversity will contribute to strengthening Withers as a healthy and demographically balanced community. New residential tenants may include young professionals (doctors, nurses, lecturers, teachers, etc.) and students taking advantage of Withers central location and proximity to the Bunbury South West Health Campus, South West Institute of Technology and Edith Cowan University (Bunbury Campus) across Hay Park. In addition there is an opportunity to provide for high dependent aged care allowing elderly locals a choice to stay within Withers.
Actions:
To improve housing diversity and choice within Withers a three prong approach is recommended, which aims to normalise ratios of ownership/renters/state housing/community support housing. Three (3) strategies include:
1. Diverse Housing Options
Deliver diverse housing options, recognising the shortage of upmarket owner occupier options, townhouses for young professionals, or prospects for empty nesters wishing to ‘down-size’. Inexpensive lots could be marketed to capitalise on Withers’ central location and proximity to amenity, beach and sporting facilities.
2. High Standard Aged Care
Deliver high standard aged care to provide for a greater aged presence and amenity, centrally within Withers and th e growing district. The Withers LAP has identifi ed potential parcels of land suitable for aged care.
Refer to:
• Strategy 2 – Undertake Land Rationalisation; and,
• Strategy 4 – Aged Care.
3. Decrease Rental Position
The LAP recognises the Withers suburb has a signifi cantly high proportion of rented properties at 47%, whilst the national norm is 30% (ABS 2011). In part, this is a refl ection of private investment / speculative purchasing and the areas relative high returns on investment as compared to other parts of the City of Bunbury. There is opportunity to increase home ownership, currently at 18%, whereas in comparison Bunbury is at 32% which is in line with the national average (ABS 2011).
In addition, public housing comprises 17 % across the whole of Withers, with some areas exceeding 25%. The Housing Authority is a major stakeholder in Withers and is therefore pivotal to delivering a prominent asset strategy with regard to dispersing the high percentage of public housing within this area (i.e. amalgamating lots, upgrading and selling selected assets).
The Housing Authority has identifi ed Withers as a priority for revitalisation through redevelopment and rationalisation of its housing stock. The aim is to gradually reduce its overall housing presence from 17% to 11% over time (Housing Authority). This approach may target new and transitioning households into affordable home ownership and act to normalise the renter/owner occupier ratio in Withers consistent with Withers LAP community diversity vision.
Furthermore, the Housing Authority has made a commitment to assist the City of Bunbury and the South West Development Commission to address planning to rationalise existing underutilised open space (often considered unsafe) to be utilised for the owner occupier market. The above is to be considered and continued in close consultation with Withers stakeholders and community members.
42 | ‘THE PLAN’
Strategy 2: Undertake land rationalisation of vacant areas of land
Justifi cation:
Based on input from the Project Control Group, Stakeholder and Community Representation there is an opportunity to rationalise vacant public open space within precinct areas for infi ll development, with offsets used as incentives to provide high quality open space amenity within Withers.
Actions:
Deliver redevelopment opportunities in the following six sub-precinct areas:
• Sub Precinct 1B - DC Foster Park;
• Sub Precinct 2A - Withers Community Hub;
• Sub Precinct 2B(i) - Poinciana to Hester Place;
• Sub Precinct 2B(ii) – Whitley Place to Des Ugle Park;
• Sub Precinct 3A - Ashrose Reserve; and,
• Sub Precinct 3B - Craven Ct to Lockwood Cres.
Refer to Section 4 – Implementation (Land use and Development) for more detail on the each sub precinct and associated urban design controls.
WITHERS LOCAL AREA PLAN | 43
PROPOSED REDEVELOPMENT SUB PRECINCTS
Des Ugle to Whitley Place
Withers Community Hub
Poinciana to Hester Place
Ashrose Reserve
D C Foster Park
Craven Court to Lockwood Crescent
1B
2A
2Bi
2Bii
3A
3B
Scale: 1 : 10,000 @ A3
Figure 23. Sub Precinct Plan
Westwood Street
Hudson Road
Para
de R
oad
Buss
el H
ighw
ay
Oce
an D
rive
Washington Ave
St Josephs PS
KatherineChauhan Reserve
DesUgle ParkMaidens
Park PS
Hay Park
Indian Ocean
Maidens Reserve
UsherCollege Grove
Carey Park
South Bunbury
1B
2A
3A3B
0 100 200 500m
2Bii2Bi
2B
44 | ‘THE PLAN’
Strategy 3: Create a Withers Community Hub
Justifi cation:
The prospect of land rationalisation and building upon the existing Withers Library amenity provides opportunity for a Withers Community Hub, a place where community uses focus around a public space, or Contemporary Square. This community focal point for youth, seniors and civic activity, situated on the highly exposed corner of Minninup and Hudson Road, is envisaged to become the heart and ‘gateway’ to Withers.
Action:
Develop the Withers Community Hub as outlined in Section 6 – Sub Precinct 2A – Withers Community Hub.
Image 23. Opportunity to extend Withers Community Library
WITHERS LOCAL AREA PLAN | 45
Strategy 4: Aged Care
Justifi cation:
The demographic of Withers drops suddenly from age 65 due to limited aged care facilities within the suburb. To balance this mature end of the age demographic, there is a strong opportunity to provide convenient aged care facilities within Withers. This is further supported by drawing upon Withers central location, proximity to amenity and land rationalisation prospects.
The community considered this as a possibility to allow people to age gracefully within Withers (including independent, rental and private ownership options).
Actions:
1. High Standard Aged Care within Withers
Refer to Strategy 1, Action 2.
2. Identifi ed land parcels nominated for potential aged care
Refer to Strategy 2 – Undertake Land Rationalisation with specifi c reference to;
• Sub Precinct 2B – Poinciana to Hester Place; and,
• Sub Precinct 1B – DC Foster Park.
Image 24. Existing senior living within Withers
46 | ‘THE PLAN’
Actions:
1. Audit of public open space
• Undertake an audit of public open space and associated amenity in Withers, in order to improve amenity and facilities in existing parks. There is opportunity to reallocate resources through the closure of underutilised space, as well as offsets from developer incentives to improve and increase amenity to local and neighbourhood level parks. A key part of the review will be assessing the quality of usuable lawn areas and greywater irrigation.
• Undertake an audit of the public open space in relation to the Citys Crime Prevention Through Environmental Design (CPTED) Policy. There is opportunity for the community to be involved in the audit, data collection and measuring of targets to encourage increased ownership and awareness;
Strategy 5: Upgrade open space and park amenity
Justifi cation:
There is opportunity to improve amenity within existing Withers public open space by undertaking greening of the parks and reserves (recognition of Hudson Road Reserve) by increasing the amount of reticulated lawn ‘kick about areas’, native planting, and through a review and refurbishment of amenity.
Image 25. Maidens Park Primary School Students Site Walk at Whiteman Park
2. Undertake street tree planting
Undertake street tree planting in trial locations to:
• Further strengthen Withers strong character and sense of place throughout the streets;
• Provide increased pedestrian amenity, scale and shade;
• Improve way fi nding and circulation throughout the suburb; and,
• Improve streetscape aesthetics which may help stimulate catalytic transformation.
WITHERS LOCAL AREA PLAN | 47
Actions:
1. Road connections (Staged Management Approach)
Improve connectivity and legibility by undertaking the road connections as outlined in Action 2 - Land Rationalisation with specifi c reference to:
• Sub Precinct 2A – Withers Community Hub;
• Sub Precinct 2B(i) – Jacaranda Crescent, Poinciana & Hester Place; and
• Sub Precinct 2B(ii) – Whitley Place to Des Ugle Park (Staged Management Approach).
2. Pedestrian connections
As roads are connected, construct pedestrian routes which provide universal access and connect to the public transport, bike network, main road and key destination access.
Strategy 6: Improve Internal Connectivity
Justifi cation:
A large area of Withers was confi gured using a Radburn planning approach - the separation of roads and pedestrian links. Narrow green links provide pedestrian access ways and terminate vehicle connection. The central area of Withers is known as having 7 access points, however no way through as roads terminate within each neighbourhood cell.
To address the negative outcomes associated with Radburn planning in the Withers context, there are future prospects for roads to be connected where possible to provide greater connectivity, access, suburb legibility and street activity including associated passive surveillance.
Whilst it is agreed that suburb legibility is a future positive prospect, its been agreed that at this point in time some connections are not to be undertaken. The Withers LAP recommends that these connections are undertaken via a staged management approach by the City of Bunbury (See Sub Precinct 2B(ii)).
Image 26. Potential road connection from Withers Community Hub to Jacaranda Crescent
48 | ‘THE PLAN’
Strategy 7: Improve External Connectivity
Justifi cation:
The Withers LAP recommends there is an opportunity to improve external pedestrian connectivity beyond Withers to provide district associated connection linking valuable community amenity.
Action:
1. Improve External Eastern connection
Provide a safe pedestrian connection between Withers and South West Health Campus, South West Institute of Technology and Edith Cowan University - Bunbury Campus including the provision of:
• Pedestrian crossing at Parade Road;
• Clear pedestrian link through Hay Park;
• Investigate the feasibility of providing an underpass / overpass across Bussell Highway. This could connect into the future Hospital Masterplan as well as College Grove; and,
• A safe connection would provide opportunity to promote teacher, student, doctor and nurse connection and convenience.
Image 27. View of Maidens Reserve primary dune profi le which is too steep to provide disabled access
2. Improve External Western connection
Improve and strengthen the existing pedestrian access across Maidens Reserve (Bibbilup) to provide the Withers Community with upgraded beach access and increased recreation opportunities at the foreshore. Opportunity to amalgamate and rehabilitate minor paths and random access tracks;
It was also identifi ed that there is limited disabled beach access within the wider Bunbury area. Whilst it is not feasible to provide disabled access through the Maidens Reserve, it’s recommended that disabled access be provided at the Southern, Central and Northern areas of Mindalong Beach with a shared use path along Ocean Drive.
WITHERS LOCAL AREA PLAN | 49
Actions:
1. R Codes and split coding
Retain the current zoning under the Town Planning Scheme No. 7, which includes:
• R20 in the south section of Withers and west of Minninup Drive;
• R20/30 in central and north east corner of Withers; and,
• R20/40 and R40/60 around commercial areas and along Hudson Road.
Current split coding already acts as an incentive for owners to redevelop individual housing lots and therefore it is recommended the current residential zoning is retained. Although split coding has rarely occurred across Withers, there is opportunity for this to be capitalised once other incentive trigger property asset development (see strategies below).
2. Housing Authority
The Housing Authority (Housing Authority) are major land and residential stakeholders in Withers and therefore pivotal to delivering a prominent asset strategy with regard to dispersing the high percentage of state housing within this area (i.e. amalgamating lots, upgrading and selling selected assets).
Refer to Strategy 1 – Improve Housing Diversity and Choice, Action 3.
Actions:
Strategy 8: Encourage and create incentives for landowners to improve upkeep and maintenance of houses
Justifi cation:
The rate of redevelopment of housing lots within the Withers study area is determined by a number of factors including:
• The attractiveness for redevelopment based on location (greater demand close to services and amenities, lower demand further away);
• The age, layout and condition of existing housing stock (ie, ‘ripeness’ for redevelopment);
• The economic feasibility of redevelopment on a lot by lot basis; and,
• The aspirations and intentions of individual owners (ie, many owners may be disinterested in redeveloping their properties, whereas a handful of owners may wish to undertake individual projects).
To achieve this, the Withers LAP notes the following renewal strategies:
3. Withers amenity, open space
The Withers LAP recognises there is a potential revitalisation opportunity across the suburb of Withers. An increase in amenity and public open space may initiate and support the need for greater housing diversity required to meet the needs of young professionals (teachers, doctors, nurses etc), aged care options, families etc.
As a result this upgrade of Withers amenity and open space could have a catalyst effect, providing incentives for land owners to improve and upkeep housing stock.
28m
32m
4m4
1 2
28m
32m
4m
1+2 3+4
Figure 24. Schematic Example :R25 Single Lot & Max Development
Figure 25. Schematic Example :R40 Single Lot & Max Development
50 | ‘THE PLAN’
Strategy 9: Undertake a spatial review of Hay Park
Justifi cation:
Hay Park is recognised as a regional sporting facility for the City of Bunbury. Whilst this bounds Withers to the east, it is acknowledged that there is opportunity to improve connections and accessibility of Hay Park to the Withers community.
Actions:
Improve connection between Hay Park and Withers residential area to ensure this district sporting precinct feels connected and part of the Withers suburb.
To achieve this, undertake a spatial review of Hay Park Sporting Facility which applies good Landscape Architecture and Urban Design practices and principles (design logic) in order to satisfy the role of the Reserve Management Plan under the greater Bunbury Region Scheme. This may include undertaking an:
• Audit of land uses and functions (organised sport, drainage, bush / reserves, co located facilities, passive recreation, edge treatments etc);
• Review pedestrian and bike paths, including connections to surrounding destinations areas;
• Review and provide higher quality amenity e.g. seats, paths, drinking fountains etc; and,
• Increase Withers community ownership and connection to Hay Park. Mechanisms to support this may include:
Offer discount for entrance, club fees and school hiring rates; and,
Promote community activities such as planting days, weed control etc similar to Maidens Reserve.
Image 28. Aerial of Hay Park
WITHERS LOCAL AREA PLAN | 51
Strategy 10: Underground power
Justifi cation:
Current existing Western Power assets within the subject area are mainly overhead assets, which have spare capacity at the minimum category - <5 MVA. It should be noted, that Western Power will require under-grounding of any assets should development proposals be forwarded for consideration (Kleyweg Consulting Traffi c and Transport, 2012).
Action:
Investigate the feasibility of installing underground power across the suburb of Withers.
Note: Although underground power was highlighted as a top ten (10) action it was agreed that this is low priority in comparison to other key actions and that this infrastructure would be an expensive exercise to roll out.
Image 29. Overhead power lines on existing street
52 | ‘THE PLAN’
4.0 Implementation
WITHERS LOCAL AREA PLAN | 53
(Land Use & Development Potential)
54 | IMPLEMENTATION
Local Area Plan Precincts
The area of land incorporated within the boundaries of the Withers LAP is divided into four precinct areas, two of which are further divided into sub-precincts as appropriate:
Precinct 1 – Withers North:
• 1A | Withers Neighbourhood Centre – Commercial Sub-precinct
• 1B | Withers North Mixed Use Sub-precinct
• 1C | Withers North Neighbourhood Area Sub-precinct
Precinct 2 – Withers Central:
• 2A | Withers Neighbourhood Centre – Community Sub-precinct
• 2B | Withers Central Neighbourhood Area Sub-precinct
Precinct 3 – Withers South
• 3A | Withers South Mixed Use Sub-precinct
• 3B | Withers South Neighbourhood Area Sub-precinct
Precinct 4 – Ocean Drive North and South.
The precinct areas are delineated on Figure 26: Local Area Plan Precinct Boundaries.
Notes:
1. Withers LAP has been divided into four precinct areas to facilitate the expression of requirements and guidelines for the purposes of land use planning and development control. These precincts and sub-precincts are primarily based on differentiated character, physical and land use features and future development potential.
2. Each precinct has a unique set of characteristics and functions, which differentiates it from other places, and is a refl ection of both present and preferred future development patterns for the precinct. Accordingly, the planning requirements within each precinct may vary from place to place. Each precinct may include specifi c development requirements, which relate to the desired character, type, scale and density of development for that precinct area.
3. The development requirements for each precinct area are intended to provide for the establishment of compatible land uses within the identifi ed parts of the city, and to segregate those, which are incompatible. The development requirements are also intended to provide for the appropriate distribution, mixing and segregation of different types of uses within each precinct area.
4. The ultimate planning intent is to guide the integrated and coordinated development of each precinct as part of the Withers local area and the city as a whole.
WITHERS LOCAL AREA PLAN | 55
Withers LAP Precinct Boundaries Map
NEIGHBOURHOOD PRECINCTSScale: 1 : 10,000 @ A3
0 100 200 500mFigure 26. Withers LAP Precinct Boundaries Map
Ocean Drive North and South
Withers Central
Withers SouthWithers North1
2
3
4
Westwood Street
Hudson Road
Para
de R
oad
Buss
el H
ighw
ay
Oce
an D
rive
Washington Ave
Hay Park
Indian Ocean
Maidens Reserve
UsherCollege Grove
Carey Park
South Bunbury
1
2
3
4
4
56 | IMPLEMENTATION
Precinct Land Use Tables
Subject to the Local Planning Scheme, the local government is to be guided by the Withers LAP Map (Figure 22) and relevant Precinct and Sub-Precincts Maps (Figures 28 to 43) and corresponding Precinct and Sub-Precincts Land Use Tables 1 to 4 when exercising its discretion in the consideration of applications for planning approval for ‘D’ and ‘A’ land uses classes in the relevant zones of the Withers LAP boundary.
The terms used in the Precinct Land Use Tables for each Precinct have the following meanings for the relevant zone:
a. ‘Preferred’ - means those ‘D’ and ‘A’ uses that support the character, role and function of the Precinct.
b. ‘Consistent’ - means those ‘D’ and ‘A’ uses that do not detract from the character, role and function of the Precinct.
c. ‘Inconsistent’ - means those ‘D’ and ‘A’ uses that are likely to detract from the character, role and function of the Precinct.
The level of permissibility and defi nition of land use classes listed in the Precinct Land Use Tables are as prescribed under the Scheme.
These levels of permissibility apply to all land included in each zone wherever it occurs across the Scheme area of the city. Consequently, the levels of permissibility are generic and do not take into account the unique circumstances and conditions that can be found in different places of the city with the same zone. For example, the amenity and character of residential development in an established urban neighbourhood can be very different to that of a fringing suburban neighbourhood.\
In order to provide more specifi c place-based guidance on the suitability of land use classes when exercising discretion to approve or refuse a proposed land use, the Local Are Plan sets out Precinct Land Use Tables, which lists the permissible land use classes for each zone in the precinct according to their potential to have a:
(a) positive impact; or
(b) neutral impact; or
(c) negative impact; on,
the desired character, role and function of the Precinct as defi ned by this Local Planning Policy.
1. The permissibility of any land use class can be determined by referring to the Zoning Table of the Scheme. The symbols used in the Zoning Table have the following meanings:
• ‘P’ means that the use is permitted if it complies with any relevant development standards or requirements of this Scheme;
• ‘D’ means that the use is not permitted unless the local government has exercised its discretion by granting planning approval;
• ‘A’ means that the use is not permitted unless the local government has exercised its discretion by granting planning approval after giving special notice in accordance with clause 41 of the deemed provisions in Part B;
• ‘X’ means a use that is not permitted by this Scheme.
3. Where a land use class is considered to be highly appropriate within a precinct these uses are listed under the ‘Preferred’ column of the Precinct Land Use Table. Similarly where a land use class (i.e. ‘D’ and ‘A’) is not encouraged in a certain precinct the land use is listed under ‘Inconsistent’ column for that precinct.
4. The level of desirability for each land use class listed for a given zone of a precinct is informed by the overlying principle land uses of the Local Area Plan.
5. A set of ‘conditions’ may also be prescribed for development in any given principle land use area or for the development of a specifi c use in a given principle land use area.
WITHERS LOCAL AREA PLAN | 57
Meaning of Terms
Unless the context otherwise requires, words and expressions used in this Local Area Plan have the same meaning as they have:
a. in the Planning and Development Act 2005; or
b. if they are not defi ned in that Act (in order of precedence):
(i) in the Dictionary of Defi ned Words and Expressions in Schedule 1 of the Local Planning Scheme; or
(ii) in the Residential Design Codes (the R-Codes); or
NTSFigure 28. Withers North Sub Precincts Withers Neighbourhood Centre - Commercial Sub Precinct
Withers Mixed Use Sub Precinct
Withers North Neighbourhood Area Sub Precinct
Note:
To ensure development and planning parameters of Sub Precinct 1A occur in an integrated manner, Sub Precinct 1A is to follow the guidelines as set out in the Activity Centre Plan.
1A
1B
1C
Hudson Road
Min
ninu
p Ro
ad
Para
de R
oad
Buss
el H
ighw
ay
Hay Park
South Bunbury
1A1B 1C
Withers North Precinct and Sub-Precincts Map
60 | IMPLEMENTATION
Preferred Consistent Inconsistent Conditions
1A | Withers Neighbourhood Centre – Commercial Sub-precinct
Permanent Accommodation Uses• Not applicable. ¹
Short-stay Accommodation Uses• Not applicable.
Home Based Business Uses• Home Occupation ²
• Home Offi ce ²
Mixed Uses• Mixed Use Premises – Financial and
Professional Service (≤200m² nla)
• Mixed Use Premises – Financial and Professional Service (>200m² - ≤500m² nla)
• Mixed Use Premises – Offi ce (≤200m² nla)
• Mixed Use Premises – Offi ce (>200m² - ≤500m² nla)
• Mixed Use Premises – Shop (≤300m² nla)
• Mixed Use Premises – Shop (>300m² - ≤500m² nla)
• Mixed Use Premises Trade Supplies (≤500m² nla)
• Mixed Use Premises – Other (≤500m² nla)
• Mixed Use Premises – Financial and Professional Service (>500m² - ≤1,000m² nla)
• Mixed Use Premises – Offi ce (>500m² - ≤1,000m² nla)
• Mixed Use Premises – Shop (>500m² nla)
• Mixed Use Premises Trade Supplies (>500m² - ≤1,000m² nla)
• Mixed Use Premises – Other (>500m² - ≤1,000m² nla)
• Mixed Use Premises – Financial and Professional Service (>1,000m² nla)
• Mixed Use Premises – Offi ce (>1,000m² nla)
• Mixed Use Premises Trade Supplies (>1,000m² nla)
• Mixed Use Premises – Other (>1,000m² nla)
• Consistent mixed use developments (as listed) are to demonstrate compatibility (operationally) between proposed and established land uses, and are to incorporate built form outcomes that are both sympathetic in scale and functionally well integrated with existing or planned development.
• Residential elements of development are to be both Residential Design Codes compliant and provided with a safe and attractive living environment - offering a level of residential amenity that can be maintained over time without unnecessarily constraining the future commercial growth of the activity centre.
• Access and parking is to be clearly demarcated / separated between the residential and non-residential land use elements.
Community Uses• Civic Use
• Community Purpose
• Child Care Premises
• Club Premises
• Educational Establishment
• Place of Worship
• All community use developments are to demonstrate safe and convenient pedestrian and vehicular access.
• Hours of operation will have regard to (potential impact upon) any established residential elements.
Table 4. Withers North Land Use Table | Withers Neighbourhood Centre - Commercial Sub-precinct
Withers North Precinct and Sub-Precincts Land Use Table
WITHERS LOCAL AREA PLAN | 61
Preferred Consistent Inconsistent Conditions
1A | Withers Neighbourhood Centre – Commercial Sub-precinct
Medical and Veterinary Uses• Medical Consulting Rooms
• Pharmacy (≤300m² nla)
• Pharmacy (>300m² - ≤500m² nla)
• Veterinary Consulting Rooms
• Medical Centre
• Pharmacy (>500m²-≤1,000m² nla)
• Veterinary Centre • All medical and veterinary land use developments are to demonstrate safe and convenient pedestrian and vehicular access.
• Hours of operation will have regard to (potential impact upon) any established residential elements.
Commercial Uses• Financial and Professional Service (≤200m²
nla)
• Financial and Professional Service (>200m² - ≤500m² nla)
• Convenience Store
• Lunch Bar
• Offi ce (≤200m² nla)
• Offi ce - (>200m² - ≤500m² nla)
• Restaurant – Unlicensed
• Shop (≤300m² nla)
• Shop (>300m² - ≤500m² nla)
• Small Commercial Service
• Supermarket (≤2,000m² nla)
• Mixed Use Premises Trade Supplies (≤500m² nla)
• Amusement Parlour
• Bakery
• Bulky Goods Showroom
• Business Incubator Premises
• Cinema/Theatre
• Financial and Professional Service (>500m²-≤1,000m² nla)
• Convention Centre
• Dry Cleaning Premises
• Exhibition Centre
• Fast Food Outlet
• Laundromat
• Market
• Offi ce - (>500m² nla)
• Produce Market
• Reception Centre - unlicensed
• Recreation Private
• Restricted Premises
• Shop (>500m² nla)
• Supermarket (>2,000m² nla)
• Temporary Use
• Totaliser Agency
• Mixed Use Premises Trade Supplies (>500m² nla)
• Financial and Professional Service (>1,000m² nla) • Consistent commercial land use developments (as listed) are to be at a scale and intensity commensurate with the hierarchical status and setting of the Neighbourhood Centre; and whilst contributing to establishing a healthy balance / mix of businesses, are not to undermine the retail character or primacy of the activity centre.
• Consistent bulky goods showroom land use developments (as listed) are to have a fl oorspace area of less than 500m² net lettable area (nla) cumulatively.
• Hours of operation will have regard to (potential impact upon) any established residential elements.
62 | IMPLEMENTATION
Preferred Consistent Inconsistent Conditions
1A | Withers Neighbourhood Centre – Commercial Sub-precinctLicensed Uses
• Club Premises – Licensed
• Licensed Premises - Other
• Liquor Store
• Reception Centre – licensed
• Restaurant – licensed
• Small Bar
• Consistent licensed land use developments (as listed) are to demonstrate that they are able to contribute to establishing a healthy balance / mix of uses and that their scale and intensity (individually and cumulatively) remains commensurate with the hierarchical status and setting of the Neighbourhood Centre.
• Hours of operation will have regard to (potential impact upon) any established residential elements.
Industrial Uses• Not applicable. 5
Transportation and Infrastructure Uses• Car Park
• Public Utility
• Service Station
• Telecommunications Infrastructure ³
• Transit Centre
• Consistent transportation and infrastructure land use developments (as listed) will be considered on a case by case basis, having regard to scale and intensity of proposed infrastructure and/or operations.
Agricultural and Primary Industry Uses• Not applicable. 5
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64 | IMPLEMENTATION
Figure 29. Sub Precinct 1B - DC Foster Park
Figure 30. Section E-E
Retained Trees
Residential infi ll with strong support for Aged Care (Independent Living)
Shared path between residential area and park
High amenity park
Island Queen Street
Devonshire Street
This
tle S
treet
Vixe
n St
reet
Hudson Road
E
E
Rationale:
D.C. Foster Park is situated within the Northern Withers Precinct close to the existing Minninup Road commercial hub. The park has recently been upgraded in the south east corner; however there is still a large area of underutilised lawn open space. The park also fl anks an older community building used for community computer literacy.
Strategy
Redevelop DC Foster including the following propositions:
1. Residential or Aged Care
• Rationalise approximately the top third of this park and set aside this area for residential purpose. Alternatively, there was strong support received during the engagement process for independent aged care housing due to its relationship to surrounding amenity; and,
• Investigate the opportunity to co-locate the community building with the Withers Community Hub.
2. Shared Path
• Separate the residential infi ll / aged care and the park via a shared path to provide increased connectivity and passive surveillance.
3. Park amenity
• Utilise offsets from developer contributions to upgrade the park amenity providing passive and active amenity for family, aged care and youth.
4. Detailed Area Plan
A Detailed Area Plan is recommended to provide better design control measures for aspects of urban design and the overall aesthetic of the built area. Detailed Area Plans are recommended to ensure that development of the DC Foster Park has a consistent and coordinated approach, an acceptable design standard is achieved and DC Foster Park appropriately retains the suburb’s character.
Sub Precinct 1B Withers North Mixed Use Sub-Precinct (DC Foster Park)
Residential infi ll / Aged Care (Independent living)
