Draft Scheme Amendment No. 63 Town Planning Scheme No. 7 ... South/Bunbury... · The Bunbury...

Draft Scheme Amendment No. 63

Town Planning Scheme No. 7

Bunbury Waterfront: Koombana North

Precinct

September 2012

Local Planning Scheme Amendment Report Draft Scheme Amendment No. 63

City of Bunbury

Last updated on: 10 September 2012 Prepared by: City of Bunbury, Strategic Integration and Planning and Development Services Copyright © held by City of Bunbury, 2012.

DISCLAIMER

This document has been published by the City of Bunbury. Any representation, statement, opinion or advice expressed or implied in this document is made in good faith and on the basis that the City of Bunbury, its employees and agents are not liable for any damage or loss whatsoever which may occur as a result of action taken or not taken, as the case may be, in respect of any representation, statement, opinion or advice referred to herein.

Whilst this document is generally believed to be complete at the time of compilation and all reasonable efforts are made to ensure its currency, no warranty is given that it is free from error or omission. Information pertaining to this document may be subject to change, and should be checked against any amendments subsequent to the document’s publication.

The definitive Local Planning Scheme Amendment 63 Report document (text and maps) is that which is held by the City of Bunbury at any point in time.


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Production Details

Edition Details:

Title: Local Planning Scheme Amendment 63 Report – Bunbury Waterfront: Koombana North Precinct

Production Date: 10 September 2012

Prepared By: City of Bunbury with information supplied by the proponent (LandCorp/ Taylor Burrell Barnet) and assistance from the Department of Planning Bunbury.

Author: Kelvin D Storey

Review Status: 1.0

Project Name: Bunbury Waterfront Project - Koombana North Precinct

Project No.: -

Modification List:

Version Date Amendments Prepared By

Advertised

Proposed for Adoption

Final Approval

WAPC Endorsed


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Contents

Form No. 1C...................................................................................................................................v

Summary Information .................................................................................................................vii

Background ...................................................................................................................................1

State and Local Planning Policy Contexts ..................................................................................6

Proposal.......................................................................................................................................18

Conclusion and Recommendations...........................................................................................22

Amending Pages .........................................................................................................................23

Adoption Page.............................................................................................................................31

Figures

Figure 1: Subject Site – Existing Cadastre 1

Figure 2: Proposed Land Amalgamation 1

Figure 3: Site Location 3

Figure 4: Bunbury Waterfront Eastside Precinct Plan 4

Figure 5: Bunbury Waterfront Taskforce - Evaluated Sites 5

Figure 6: Greater Bunbury Region Scheme Map 7

Figure 7: Minor Adjustment to Regional Centre Zone Boundary 7

Figure 8: Town Planning Scheme No.7 9

Figure 9: City Vision Action Plan Extract 10

Figure 10: Maximum Building Height in the Central Business District 13

Figure 11: Marlston Waterfront Development Plan 15

Figure 12: Taskforce Concept Plan 18

Figure 13: Taskforce Building Height Maximums 20

Tables

Table 1: Land Tenure 2

Table 2: Building Heights in the Outer Core 14


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Form No. 1C Appendix A, Town Planning Regulations 1967

Planning and Development Act 2005 (as amended)

RESOLUTION DECIDING TO AMEND A TOWN PLANNING SCHEME

City of Bunbury Town Planning Scheme No. 7

RESOLVED that the local government, in pursuance of section 75 of the Planning and Development Act 2005 (as amended), amend the above Local Planning Scheme by:

1. Inserting within the Scheme Text a new clause as 6.1.3. 2. Modifying the Scheme Text heading at 6.2. 3. Inserting new land use definitions within Schedule 1. 4. Amending the table at Schedule 2 – Special Use Zones, by inserting additional text. 5. Modifying the Scheme Map by rezoning:

i) Lot 723 (DP 189594), Railway Reserve (DP 177132), Closed Roads (DP 209432) and parcels of Unallocated Crown Land from “No Zone” to “Special Use Zone No. 57”; and

ii) Railway Reserve (DP 177132), portions of Unallocated Crown Land and Closed

Roads (DP 209432) from “No Zone” to “Special Use Zone No. 57”; and

iii) Lot 628 (DP 214890), portions of Koombana Drive Road Reserve (DP 188772 & DP 217371) and portions of Unallocated Crown Land from “No Zone” to “Special Use Zone No. 57”; and

iv) portions of Koombana Drive Road Reserve (DP 188772 & DP 217371) from “No

Zone” to “Special Use Zone No. 57”.

Dated this........................................day of....................................2012 ............................................................ (Chief Executive Officer.)


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Summary Information

Proposal

Scheme TEXT: Additions/modifications to text in Part 6; to land use definitions in Schedule 1, and to table in Schedule 2.

Scheme MAP: Scheme Map - sheet 1.

State Planning Framework

State Planning Strategy: “South West Urban System”, “South West Region”.

State Planning Policies: As applicable.

Development Control Policies: As applicable.

Bunbury–Wellington Region Plan (Greater Bunbury Structure Plan):

Encompassing the Greater Bunbury Planning Units of:

BU1: Bunbury Regional Centre.

Greater Bunbury Region Scheme: “Regional Centre Zone”.

Other: Draft Greater Bunbury Strategy.

Local Planning Policy Framework

Local Planning Strategy: Not yet drafted.

Local Planning Scheme: City of Bunbury Town Planning Scheme No. 7 (TPS7).

Scheme TEXT - Part 6 – Special Control Area;

Schedule 1 – Land use Definitions;

Schedule 2 – Special Use Zones.

Special Control Area - Not currently applicable.

Zone/Reserve - ‘No Zone”

Scheme MAP

R-Code - Not currently applicable.

Heritage List - Bunbury Silos – State Registered Place.

(adjacent land)

Local Planning Policy (Strategies, Local Area Plans, etc):

LPS Activity Centres and Neighbourhoods;

LPS Tourism;

LPS Integrated Transport Study (Draft).


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Local Planning Policies (other): Various, including

LPP Building Heights;

LPP Access & Parking for Pedestrians, Bicycles and Vehicles;

Marlston Waterfront Design Guidelines.

Other: As applicable

Proponent: LandCorp/Taylor Burrell Barnet

Landowners: State of Western Australia

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Background

Subject Site This Local Planning Scheme Amendment report has been prepared for the purposes of effecting an amendment to the City of Bunbury Town Planning Scheme No. 7 (TPS7) for that land identified in Figure 1, and is herein referred to as the subject site or ‘Koombana North Precinct’.

Figure 1: Subject Site – Existing Cadastre

The State Land Services is currently dealing with a proposal to create a single consolidated lot which involves land amalgamation and road closure procedures. The new lot (Lot 505) is broadly identified in Figure 2, but has yet to be issued with a certificate of titles. Accordingly, for the purposes of progressing this Scheme amendment, reference to the existing lot arrangement is necessary. Figure 2: Proposed Land Amalgamation

DRIVE

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Ownership and Status The subject site is in the ownership of the State of Western Australia. A management order is currently active over a small part of the site (City of Bunbury and Silos Pty Ltd). Table 1: Land Tenure

Lot

No.

Survey

Document Reserve Volume Folio Owner Vested

Primary

Interest

Holder

Notes

Amendment 63 – Koombana North Precinct

“A” UCL Crown

“B” DP 209432 Crown Closed Road

“C” DP 177132 Crown Railway

“D” UCL Crown

“E” DP 209432 Crown Closed Road

“F” Plan 11544 UCL Crown Old Railway Line

Reserve

“G” DP 188772

DP 217371 Road Crown Koombana Drive

628 DP 214890 UCL 3007 792 Crown

State of

Western

Australia

723 DP 189594 41557 3092 531 Crown

Reserve

without

Management

Order

State of

Western

Australia

Railway

1091 DP 40599 47048 3134 700 Crown

Reserve under

Management

Order

City of

Bunbury

Recreation &

Pedestrian Access

Geographical Context Location and Site Description Located between Koombana Drive and Ski Beach on Koombana Bay, the Koombana North Precinct adjoins the southern extent of the Marlston Waterfront that provides a contemporary mix of residential and commercial premises and includes the converted grain silos (the ‘Silos’) which is a State Registered Place. To the west, beyond Casuarina Drive and Blair Street lies the Bunbury CBD. The walking distance to the central bus station is approximately 600m, and to the post office on Victoria Street is just less than 1km. The site is also bounded the narrow channel of navigable water known locally as ‘the Plug’ which provides the link between Koombana Bay and the Leschenault Inlet. Approximately 1.27 ha in area, this reclaimed land is currently used as informal public parkland. Comprising mainly sandy soils the land slopes down from south east to the west and north, with the ground level varying between 5m and 2.5m above sea level. Approached from the east the site is prominently positioned at the entry into the Bunbury CBD, and presently accommodates views from Koombana Drive across to Koombana Bay, the Silo’s, Marlston Lookout and the lighthouse.

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Figure 3: Site Location

Recent Planning History Bunbury Waterfront Project The Bunbury Waterfront Project represents long-term proposals by LandCorp to secure future redevelopment over areas of Crown land along parts of the coastal foreshore including areas of Koombana Bay and the Outer Harbour. The initiative involves the rezoning of land with amendments necessary to both the Greater Bunbury Region Scheme and the City of Bunbury Town Planning Scheme No.7. Bunbury Waterfront Eastside Structure Plan The area now referred to as the Koombana North Precinct was previously included within the Bunbury Waterfront Eastside Precinct Structure Plan prepared by LandCorp that was advertised for public comment by the City of Bunbury in 2008 on a ‘without prejudice’ basis. That Structure Plan also included the area of land opposite the Bunbury Regional Entertainment Centre (BREC) on the south side of Koombana Drive.

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Figure 4: Bunbury Waterfront Eastside Precinct Plan

Almost 900 submissions were received on the proposal with many concerns raised regarding:

• the loss of public open space;

• the potential impacts of high buildings;

• potential impacts on skiing and boating;

• the future status of the sailing club and power boat club premises;

• a reduction in the availability of parking in the area; and

• the restriction or loss of views to the waterfront. Bunbury Waterfront Ministers Taskforce As a result of the level of public interest generated by the Bunbury Waterfront Project, in 2009 the Minister for Planning, Culture and the Arts set up a Taskforce to seek to “resolve the regional planning issues associated with the Eastside Precinct component of the Bunbury Waterfront Project”. The Taskforce was Chaired by John Castrilli MLA, and assisted by a Technical Advisory Group (TAG) comprising representatives from the Department of Planning, the City of Bunbury, the Department of Environment and Conservation and EPA, LandCorp and their external consultant. The findings and recommendations of the Taskforce were reported in October 2009, and included preferred options for the potential development associated with this initial stage of the Bunbury Waterfront Project1. This information was then used to inform the preparation of amendments to the Greater Bunbury Region Planning Scheme (GBRS).

1 The Taskforce recommendations for the Koombana North Precinct can be found in the ‘Proposal’ section of

this document.

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Figure 5: Bunbury Waterfront Taskforce - Evaluated Sites

Greater Bunbury Region Scheme Amendments The 3 sites identified within Figure 5 were proposed as individual amendments to the GBRS and advertised for public comment over a 3 month period in 2010. A total of 210 submissions were received in relation to the Koombana North Amendment, comprising 124 in support, 66 objecting and the remainder neutral or general comments on other matters. Each of the amendments advanced to hearings held in August 2010. The Hearings Committee recommended that Koombana North (2) and Marlston North (3) sites proceed as advertised but that the Koombana South (1) site should be retained as Regional Open Space at the current time. The Hearings Committee provided further comment on matters that it believed were important to highlight and that needed to be given due consideration in subsequent planning stages (i.e. during the local planning scheme amendment and structure planning phases:

• suitable routes for bicycles and pedestrians;

• public access to the foreshore is maintained;

• appropriate controls are applied in respect to design and architectural detailing of buildings (i.e. minimise tilt slab facades, protect vistas to the water); and

• detailed consideration of parking and traffic issues.

The Scheme Amendment for Koombana North (0011/41) with minor modifications to the site area was approved by the Minister and State Parliament along with the Scheme Amendment for Marlston North (0010/41), and was gazetted on 8 July 2011.

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text Local Planning Scheme Amendment Report Draft Scheme Amendment No. 63

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State and Local Planning Policy Contexts Zoning Designations The subject site is currently shown as “No Zone” within the existing TPS7 following amendments to the Greater Bunbury Region Scheme (0011/41) which changed the designation from reserve comprising portions of “Regional Open Space”, “Railways” and “Other Regional Roads” to “Regional Centre” zone.

State Planning Framework State Planning Strategy The State Planning Strategy (1997) is not considered to have a direct bearing or relevance to the scheme amendment proposal.

Region Planning Scheme Draft Greater Bunbury Strategy 2011 The Strategy, in part, flags the importance of infill development and identifies the need to prioritise and implement mechanisms to facilitate the take up of urban infill opportunities in identified locations, and in this regard acknowledges the potential of Bunbury’s CBD to provide significant additional numbers of residential dwellings and increases in commercial floorspace. Whilst not situated within the designated City Centre zone within TPS7, the subject site is contiguous to that zone and may be seen to complement the role and function of the Bunbury CBD. The Strategy includes the following opportunities for the CBD:

• increase the number of people residing within the CBD to add to the vibrancy of the streetscape, and increase the proportion of people who can walk and cycle to their place of work and the majority of services;

• increase the amount of commercial floor space within the CBD by having more multi-storey buildings;

• consolidate car parking into a more efficient use of space;

• integrate public transport into an attractive and accessible streetscape;

• incorporate sustainable urban drainage into an attractive streetscape. The importance of a new very fast rail service into Bunbury is given mention in the Strategy. This is relevant, in so far as, it is anticipated that the southern boundary of the subject site will be expected to interface satisfactorily with the service platform (terminus) of such a service should it eventuate. Greater Bunbury Region Scheme The Greater Bunbury Region Scheme (GBRS) was gazetted on 25 January 2008, as the statutory Region Planning Scheme.

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Following the recent GBRS amendment 0011/041, the subject area has been included into the “Regional Centre” Zone (refer to Figure 6), which designates such land for the following stated purpose:

“a) Regional Centre – the Bunbury central business district within which commercial, civic, cultural, service and administration activities serving the region are located;”

A further minor amendment to the GBRS is presently being pursued in order to finely adjust the alignment of the road reserve with the southern boundary of the site (see Figure 7). Figure 6: Greater Bunbury Region Scheme Map

Figure 7: Minor Adjustment to Regional Centre Zone Boundary

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State Planning Policies Activity Centres for Greater Bunbury Policy Coming into affect in April 2012, this document specifies the broad planning requirements for the development or redevelopment of activity centres within the region. For the purposes of this policy, the subject site can be seen as contributing to the role and function of the City Centre/Principle Regional Centre. The policy identifies a range of typical commercial and entertainment activities that would normally be associated with this activity centre label. As a point of difference to secondary activity centres, it specifically includes department store, major offices, commonwealth and state government agencies, major institutions (such as courts and local government office), and regional art/cultural facilities. Liveable Neighbourhoods & Residential Design Codes The Western Australian Planning Commission’s (WAPC) Liveable Neighbourhoods (Edition 4 October 2008) operational policy promotes the objective of appropriate mixed land use. Liveable Neighbourhoods aims to give guidance as to the design of urban and suburban neighbourhood structures that can accommodate a range of uses and that are sufficiently flexible to evolve over time and incorporates the aims of:

• providing urban structures that offer walkable, mixed use neighbourhoods thereby reducing car dependence for access to work, shopping and community facilities;

• providing interconnected street networks which facilitate safe, efficient and pleasant walking, cycling and driving;

• facilitating mixed-use urban developments which provide a wide range of living and employment opportunities; and

• maximising land efficiency wherever possible. Reference is also made to the supplementary design codes recently introduced for multiple dwellings to State Planning Policy 3.1 Residential Design Codes (R-Codes), which provides complementary information and provisions for designing higher density mixed use developments. State Coastal Planning Policy This State Policy addresses land use planning and development issues specifically as they relate to the protection and management of the coast, and provides higher order guidance for decision making on coastal planning matters across the state. This policy is currently under review and a draft has been advertised since February 2012, inviting submissions. The objectives of the draft policy, which remain substantively the same as those contained in the existing SPP 2.6, are to:

• ensure that the location of coastal facilities and development takes into account coastal processes, landform stability, coastal hazards, climate change and biophysical criteria;

• ensure the identification of appropriate areas for the sustainable use of the coast for housing, tourism, recreation, ocean access, maritime industry, commercial and other activities;

• provide for public coastal foreshore reserves and access to them on the coast; and

• protect, conserve and enhance coastal values, particularly in areas of landscape, nature conservation, indigenous and cultural significance.

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Section 5.6 of the draft policy specifically relates to infill development by stating that:

Where development is likely to be subject to coastal hazards over the planning timeframe, coastal hazard risk management and adaption planning measures should be implemented to reduce the risk from coastal hazards over the full planning time frame to an acceptable level.

As the subject site abuts the coastline, proposals for its future development should address matters of coastal hazard risk management, as part of the preparation of structure plans and development proposals within the precinct.

Local Planning Scheme The City of Bunbury Town Planning Scheme No. 7 (TPS7) was gazetted on 13 December 2002, as the statutory planning document for the regulation of land use and development control within the City of Bunbury. Figure 8: Town Planning Scheme No.7

Figure 8 is an extract from the Scheme Map which shows the subject site with a “No Zone” designation. Prior to GBRS Amendment 0011/41, the zoning comprised of Regional Open Space and parcels of “Railways Reserve”, “Other Regional Roads Reserve” and “Waterways Reserve”. Directly to the west of the subject site is Special Use Zone 25 – Silos Mixed Use Precinct. Schedule 2 of the Scheme lists the range of permissible and discretionary uses allowed within this precinct together with a list of development conditions. With the exception of one large vacant block (Lot 850 #1 Casuarina Drive) at the corner of Koombana Drive and Casuarina the precinct is essentially fully developed. The R-Coding in this precinct is R100 which pre-dated the recent introduction of specific activity centre coding (R-AC codes) that have since been applied to the City Centre Zone.

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Local Planning and Development Strategies City Vision Strategy and Action Plan The City Vision Strategy Shaping the Future of Bunbury and the accompanying City Vision Action Plan, both adopted by Council in September 2007, were prepared in order to provide an overarching strategic framework for the more sustainable development of Bunbury over the next 25 years. In a general sense, of relevance to this current scheme amendment proposal is that the subject land is situated within the area defined in the Strategy as the “Strategic Regional Centre Vision Focus Area”, the role of which is to function as the prime regional location for the provision of a range of government services, business activities, office accommodation, specialist retail, entertainment and tourist facilities. The City Vision Strategy makes more specific reference to Bunbury’s waterfront, however this pre-dates the preparation of the Eastside Precinct Structure Plan by LandCorp and the subsequent public consultation undertaken for this element of the Bunbury Waterfront Project. Nevertheless it is still of importance to note that the site now referred to as Koombana North Precinct was included within one of five sub-precincts identified within the City Vision Action Plan. Sub-precinct 5 is provided with the following value statement: “This sub precinct includes waterfront/commercial land. Any proposals for the development of the Bunbury Waterfront Project Stage 1 will need to address:

• issues associated with an entry statement into the City; public access; provision of and management of regional and local open space; visual impact particularly height, bulk and architectural theme; traffic generation and management; interface with existing uses; and competition from competing uses including civic and cultural.

• trade offs associated with the impact of development will need to be analysed within the context of the full range of development proposals for the CBD.”

Figure 9: City Vision Action Plan Extract

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Local Planning Strategy for Activity Centres and Neighbourhoods Adopted by Council in March 2011, the LPS for Activity Centres and Neighbourhoods (LPSACN) seeks to influence and shape the future development of the City’s commercial precincts and residential neighbourhoods. The LPSACN identifies that there is significant potential future demand for additional retail and office floorspace in the regional centre that will need to be accommodated, and estimated that up to 48,000m² of additional Shop/ Retail floor space and 43,000m² of Office/ Business floorspace could be required in the regional centre by 2031. It states that:

“Most of the expansion will need to occur through redevelopment of some kind, and redevelopment opportunities abound right throughout the regional centre, particularly in the CBD. During redevelopment, the intensity and mix of land uses can be manipulated to a fairly high degree, so overall land requirements to meet the demand will depend on the location and intensity of the redevelopment that will occur. For example, in the CBD it would be appropriate to create multi-storey office buildings, thus contributing significantly to satisfying the demand for office floorspace”

Koombana North’s inclusion within the Regional Centre (GBRS zoning) and its potential role in supporting the Bunbury CBD means that the direction set by LPSACN is a relevant consideration in shaping the desired outcome from a land use and residential density perspective. Local Planning Strategy for Tourism Adopted by Council in May 2009, this Strategy provides a spatial planning context that recognises the importance of tourism to the City and responds to the predictions of growth in the sector by promoting changes to the Local Planning Scheme. The findings and recommendations of this Strategy are particularly relevant in considering scheme amendments and new development associated with the Bunbury Waterfront Project. Koombana North Precinct falls within the recognised Core Tourism Area (CTA) which broadly represents what is, or should become recognised as the hub of visitor activity in Bunbury, comprising, those parts of the City that together provide the core services and infrastructure that support the tourism/visitor market. The Strategy seeks a role for the CTA that:

• consolidates the provision of tourism/visitor services in the vicinity and bolsters the status of Bunbury as a tourist destination;

• facilitates improvement in the quality and range of the 5 A’s (attractions, accommodation, amenities, activities and access) represented in Bunbury; and

• provides an accessible network of supporting infrastructure and services to those more isolated sites of accommodation, attractions and activities.

Further, the Marlston Waterfront is identified as a Strategic Tourism Location (STL) in its own right. Each STL’s is recognised as possessing a particular distinctiveness that needs to be acknowledged and managed in order that future development can be steered to achieve the best outcomes for tourism in Bunbury whilst also maintaining or strengthening those special characteristics and values already associated with the area. The LPS Tourism describes the setting of the Marlston Waterfront STL as follows:

“The Silo’s (former grain stores) have been transformed into an attractive local and mark, and these, together with Ski beach (popular with jet-skiers and water-skiers), the Market Square and waterfront café’s / restaurants provide the basis for a location with a diverse yet strong local character that continues to develop and mature. The area, with its waterfront focus, has become increasingly popular as both a destination and rest-stop for residents and visitors alike”.

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“The area is particularly attractive to diners, with the result that car–parking can often be a problem during peak periods. Despite being adjacent to the CBD, pedestrian linkage is weak and given the choice, many would prefer to use their car rather than walk the short distance involved and this can put an unnecessary strain on the limited parking resources. Linkages and ease of pedestrian access between the Market Square and the CBD needs to be strengthened and made more attractive and interesting to pedestrians.”

The following attributes are acknowledged/promoted within the Marlston Waterfront STL: Accommodation

• pursue opportunities for the inclusion of purpose built short-stay accommodation facilities as part of future Bunbury Waterfront Project proposals; and

• facilitate short-stay accommodation opportunities as part of new residential and mixed use development.

Attractions

• embrace, support and add value to the dynamics that combine to make the location attractive, most notably:

- the intimacy resulting from the quality ‘natural’ setting and that of the built form (comprising landmark buildings, open spaces and pedestrian thoroughfares);

- the ambiance provided by the alfresco-waterfront location; and

- the vibrancy provided by ski–beach and its associated water based activities (for participants and observers).

Activities/Amenities

• strengthen the role of the Market Square as meeting place/outdoor activity node; and

• the popularity of the waterfront/alfresco dining experience and activities associated with ‘Ski Beach’ (designated water-ski area) needs to be supported and carefully managed.

Access

• consider visitor needs as part of review of car parking strategies; and

• improved connectivity with CBD and Outer Harbour (especially for pedestrians). The Strategy identifies the following uses as the most desirable for this STL from a tourism perspective:

‘Backpackers’, Exhibition Centre, Fast Food Outlet, Hotel, Lunch Bar, Motel, Office (service), Reception Centre, Recreation – Private, Restaurant, Shop, Short-Stay Grouped Units, Short-Stay Multiple Units, Tavern, Unrestricted Residential Accommodation/Occupation.

The Strategy’s recommendations have informed the preparation of this Scheme Amendment and in particular provisions associated with the proposed Special Use Zone. Local Planning Strategy for Integrated Transport (Draft) Yet to be adopted by Council, this recently finalised draft looks at how people currently travel in Bunbury and prepares an approach that offers improved accessibility for present and future generations. This Strategy is progressing towards its potential adoption, accordingly proposed land development will soon need to address and be assessed (in part) against key principles advocated by this document.

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Other Relevant Local Planning Strategies and Policies Local Planning Policy - Building Height The Local Planning Policy (LPP) commenced operation in 2009 and establishes a logical framework of maximum building heights across the city and balances opportunities for development with the desire to maintain important aspects the city’s recognised character and amenity. Figure 10: Maximum Building Height in the Central Business District

At the time the policy was introduced the Koombana North Precinct was still a Regional Open Space reserve, and as such it was regarded as inappropriate to designate a building height across this area. The intended stepping of maximum heights from the central core of the CBD towards the waterfront areas as demonstrated in Figure 10, and remains relevant as a guiding strategy and gives an indication of the recommended maximum building heights assigned to the ‘outer core’ and adjacent areas. A maximum building height of 21m (above ground level) is regarded as “Acceptable Development”, whilst higher development up to 32m may be considered under performance criteria, as shown in the following extract provided as Table 2.

Koombana North Precinct

Outer Core

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Table 2: Building Heights in the Outer Core

Local Planning Policy - Access and Parking for Pedestrians, Bicycles and Vehicles This LPP commenced operation in December 2010, with the intent to ensure that the transport needs of the community are adequately met by the associated use and development of land within the City, and in particular, the Central Business District (CBD). The LPP complements the Scheme by providing a comprehensive guide to required access and parking standards in land use and development and in addressing such matters as cash in lieu and reciprocal access arrangements. Unlike the existing Marlston Waterfront, the Koombana North Precinct lies just outside the boundary of the CBD parking area identified within the LPP, however it’s direct relationship with the city centre and the potential to impact on parking availability in the CBD means that elements of this policy will need to be considered in subsequent planning processes and ultimately the assessment of any future development proposals for the site. Local Planning Policy - Marlston Hill Development Guidelines and Development Guide Plan This LPP supplements provisions found within Schedule 2 for Special Use Zone 12 and Special Use Zone 25. Figure 11 shows the plan adopted for this area on 7 November 2000. Despite the passage of time, it would be expected that land use and development conditions prepared for Koombana North generally complement the criteria already established for the adjacent waterfront precincts.

Performance Criteria Acceptable Development

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Figure 11: Marlston Waterfront Development Plan

That part of the waterfront development adjacent to Ski Beach (including the Silos development) that stretches southwards to Koombana Drive is identified in the plan as the “Southern Precinct’, and the notation on the plan requires future development in this precinct to have regard to the following:

• the future of the grain silo’s; (which is now developed)

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• a possible new railway station;

• Marlston Waterfront Precinct Design Guidelines;

• access/egress opportunities consistent with the development guide plan. Whilst the majority of lots associated with this plan have now been developed, the lot at south western corner remains vacant (lot 850 Casuarina Drive). The following plan notations apply to that site:

• buildings to address Casuarina and Koombana Drives;

• all ground floor development with frontage to the intersection of Koombana Drive and Casuarina Drives shall comprise non-residential activities only; and

• a nil setback provided on the boundary of all commercial lots and/or development or as may otherwise be approved by the Department of Environmental Protection.

Clearly the future of this vacant lot and that of the Koombana North Precinct are closely related given both their proximity to each other and the fact that they will share access and parking along Holman Street. This relationship will need to be addressed in greater detail as part of subsequent stages of the planning and development process. Other Local Planning Policies The LPP’s listed above are not exhaustive and other adopted policies may well have relevance during the planning layout and design stages associated with structure planning and land development (e.g. LPP Unrestricted Residential Accommodation). Other Relevant Development Projects and Strategies On going projects in proximity to the Koombana North Precinct worthy of special note include the:

• Leschenault Inlet Master Plan

• Bunbury Regional Entertainment Centre (BREC) expansion Each of these are well advanced in their planning stages. Future plans for the development of the Koombana North Precinct need to acknowledge the scope of the projects to ensure that elements are appropriately integrated and mutually supportive.

Scheme Amendment Procedure Part 5, section 72 of the Planning and Development Act 2005 confers the statutory responsibility on local governments to prepare and adopt a Local Planning Scheme, such as TPS7, which is then gazetted by the State Government of Western Australia pursuant to the Act. The Town Planning Regulations 1967, which accompany the Act, set out the procedures for making, amending and reviewing Local Planning Schemes. This Local Planning Scheme Amendment Report has been prepared in accordance with regulation 25(1)(a), and represents the scheme amending documentation required to effect the proposed amendment number 63 to TPS7.2

2 Regulation 25. Town Planning Scheme Amendment

(1) Subject to sub regulation (2), a Town Planning Scheme Amendment shall be in conformity with these regulations as though it were a Scheme except that - (a) it shall comprise only such of the documents comprising a Scheme as are, in the opinion of the

Commission, necessary to convey the intent and reasons for the Amendment;

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To date, the proposed amendment has not been formally assessed by the Environmental Protection Authority (EPA). The referral of all scheme amendments to the EPA is a requirement under section 81 of the Planning and Development Act 2005, which obliges local governments to refer any scheme amendment to the EPA upon resolution to prepare or adopt an amendment to the Local Planning Scheme (i.e. TPS7). This referral is to enable the EPA to discharge its responsibilities under section 48A of the Environmental Protection Act 1986. Noting the decision of the EPA not to assess or provide recommendations in respect of the corresponding GBRS amendment, it is expected that the proposed amendment will not require an Environmental Review in accordance with section 48C(1)(a) of the Environmental Protection Act 1986. The EPA may however give ‘informal advice’, and the recommendations of any informal advice may then be used to inform the Amendment (e.g. inclusion of any relevant Environmental Conditions). Following granting of consent by the WAPC to proceed with the amendment, the proposal would be advertised for public comment as described in the following section. On completion of advertising, the scheme amending documentation is to be referred back to Council for its second consideration to finally adopt. Should Council then resolve to adopt the amendment, the scheme amending documentation is to be referred to the WAPC for its endorsement and referral to the Minister for Planning for final approval and gazettal.

Community and Stakeholder Consultation Once the WAPC grants permission to the Local Government to publicly advertise the proposed amendment, public notices will be placed in locally circulated newspapers and also referred to the EPA for its consideration for Environmental Review in accordance with the Environmental Protection Act 1986. In accordance with both the Planning and Development Act 2005 and the Town Planning Regulations 1967, the proposed amendment is to be referred to all relevant State government agencies and publicly advertised for comment during a formal advertising period of 42 days. Council must take into account any submissions received during the public advertising period prior to final adoption of the proposed amendment. The submissions, together with the scheme amending documentation and Council’s resolution, are then to be forwarded on to the WAPC for its endorsement and final approval by the Minister for Planning. Public advertising dates and submission forms can be downloaded from the Public Notices and Advertisements page of the City’s website at www.bunbury.wa.gov.au. Submissions can be lodged during the public advertising period in person at Council’s administration centre located at 4 Stephen Street Bunbury, or alternatively posted to:

Chief Executive Officer PO Box 21 Bunbury WA 6231

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Proposal

Purpose and Intent This proposal is for an amendment to TPS7 which seeks to rezone the subject site from “No Zone” to “Special Use Zone No. 57 Koombana North Precinct”. The designated zoning will provide:

i) an appropriate land use zone (and in this instance specified land uses) for the subject site following recent amendments to the GBRS; and

ii) a mechanism by which to facilitate development on this site in a manner as envisaged by the Bunbury Waterfront Project Taskforce, whilst ensuring future development is complementary to its immediate setting and local planning context (i.e. by establishing site development conditions).

The range of land uses and their subsequent level of permissibility, and the scope and nature of the development conditions proposed as part of the Scheme Amendment are heavily influenced by the prevailing planning context as discussed within the previous section. In this respect particular regard will be paid to the findings and recommendations of the Bunbury Waterfront Taskforce. Appendix 6 of the Bunbury Waterfront Project Taskforce Report identified the following specific objectives for the Koombana North Precinct:

• establish a public domain of quality which provides community access to the foreshore;

• provide generous pedestrian linkages to both Marlston Waterfront to the North and Leschenault Inlet to the South;

• provide a legible vehicular circulation system with provision for public parking for beach users by extending Holman Street;

• facilitate the development of a mix of uses which provide an urban edge to Koombana Drive and an active edge along the foreshore promenade; and

• establish building heights which will provide an urban response to existing and future development in the locality and establish an appropriately scaled interface with the foreshore promenade.

Figure 12: Taskforce Concept Plan

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The land uses sought by the Taskforce for this site are:

• residential development in structures facing the beach;

• active ground floor uses (restaurants, cafes etc) to be encouraged facing the foreshore promenade; and

• office/commercial or possibly residential uses in the buildings facing Koombana Drive.

Zoning, Land Use and Built Form The draft Scheme Amendment follows the direction set for this location by the Taskforce Report, and seeks to establish a zoning that acknowledges the broad objectives referred to above whilst also ensuring that the resulting outcome:

• provides for a diverse range of uses that remain compatible within their setting over time;

• integrates well with its immediate surroundings now and into the future;

• compliments its high amenity setting; and

• satisfactorily addresses all infrastructure requirements.

Establishing a “Special Use Zone” is regarded as the most appropriate option and reflects the approach that was taken in respect of facilitating the existing Marlston Waterfront development. Attached to the Special Use Zone would be a list of permissible and discretionary land uses and also site specific development conditions that are enforceable under the Scheme that are additional to those general standards and requirements already found within the Scheme. The development conditions are able to set design criteria which future proposals for development must adhere to, and also require investigations/assessments to be carried out at or before certain stages are reached in the planning and development process. The list of proposed land uses and assigned residential density coding (R Code) are intended to facilitate a broad range of mixed use outcomes that are be appropriate to the sites strategic location between the CBD and existing Marlston Waterfront whilst ensuring that the mix and arrangement of land uses remains mutually compatible over time. In order to encourage a vibrant and active pedestrian interface whilst safeguarding residential amenity, it is proposed that only commercial uses occupy the ground floor of any new development. This would not preclude a hotel or motel, or a backpackers hostel (a specific term for which is being provided as part of this scheme amendment, under the land use definition “Residential Building – Short stay”3). The transformation of this high profile site into an attractive, integrated mixed use precinct is not without its challenges and a comprehensive approach to its future form and character needs to be demonstrated prior to any sub-division. For this reason, the development conditions proposed require a Structure Plan to be prepared for the entire site, and this will need to be endorsed by Council and the West Australian Planning Commission. Noting the proximity of the site to the coastline and the probability of a high water table, a number of geotechnical investigations will be required in order to ascertain physical site development constraints and engineering responses to these, together with environmental and traffic impact assessments at the initial structure planning stage. The development conditions proposed also extend to ensuring that the resulting built form is compatible with its surroundings and responsive to its high amenity setting by putting in place design standards. Given the prominence of the site, and its resulting visual relationship with the existing Marlston Waterfront and CBD, it is appropriate to set a maximum building height and to guide the scale and massing of future development.

3 This land use term and definition is already used by the City (i.e. provided within the LPP: Access &

Parking for Pedestrian, Bicycles and Vehicles) but has yet to be formally introduced into the Scheme.

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The development footprints together with maximum heights as envisaged in the Taskforce Report are presented Figure 13. This has been used to inform the development conditions and to set maximum heights. For the purpose of comparison, the converted grain Silos are nine storeys and have a finished height above ground level of approximately 30m, whilst the apartments adjacent (Mantra Hotel) are 6 storeys and stand approximately 22m above ground level. Figure 13: Taskforce Building Height Maximums

Environmental, Social and Economic Impacts This, in part, has already been addressed at a regional level within the GBRS Amendment (0011/41). Benefits of that amendment were stated to include:

• provision of housing in inner areas reduces the demand for housing in urban fringe areas, thus reducing the need for provision of expensive government funded infrastructure such as roads, sewerage and water reticulation;

• intensified mixed-use development provides diversified employment and social opportunities in accordance with the principles of Liveable Neighbourhoods;

• increased urban densities reduce the car dependence, reducing greenhouse gas emissions;

• increased provision of housing and employment within established urban boundaries reduces the demand for land (including bushland and agricultural land) required on the fringes of urban areas;’ and

• the proposal will enable activation of the Bunbury Waterfront providing for a safe, attractive and vibrant public realm.

Implications of that amendment were stated to include:

• as a coastal site, matters associated with addressing possible sea level rise associated with climate change.

In addition, at a local level, the newly defined zoning will provide increased opportunity for investors and greater certainty for existing residents and business owners in respect of clarifying the intended future role and character of the area, whilst also affording the prospect of strengthening linkage between Marlston Waterfront and the Bunbury CBD. Environmental impacts will be investigated further and reported on as part of, and prior to the endorsement of the Structure Plan.

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Scope of Amendments to Scheme Text i) A minor amendment to text is proposed, which is intended to confirm the authority of local

government to require a Structure Plan where it deemed appropriate (e.g. as a development condition of a Special Use Zone), and in circumstances other those relating to a Development Investigation Area (DIPA). Accordingly, the following wording is proposed to be inserted as new clause 6.1.3 of Scheme:

6.1.3 The local government may require a Structure Plan to be prepared for any land not

within a Structure Plan Area where it can be demonstrated that the land requires substantial pre-planning before decisions are made with respect to its use, subdivision or development, and the provisions of the following clauses shall apply as relevant to the preparation of any such plan.

ii) The clause that follows this is a heading numbered 6.2 which is also intended to be modified

by adding the words “and structure plan areas”, so that it reads:

6.2 DEVELOPMENT INVESTIGATION POLICY AREAS AND STRUCTURE PLAN AREAS iii) The following land use definitions are proposed in Schedule 1 (Dictionary of Defined Words

and Expressions) of the Scheme4:

“Residential Building – Short stay” means a building or portion of a building, together with rooms and outbuildings separate from such a building, but incidental thereto, which is used or intended, adapted or designed to be used for the purpose of human habitation temporarily by two or more persons, but does not include a hospital or special care facility, a prison, a hotel, a motel, or a residential school.

“Residential Building – Permanent” means a building or portion of a building, together with

rooms and outbuildings separate from such a building but incidental thereto, which is used or intended, adapted or designed to be used for the purpose of human habitation permanently by seven or more persons who do not comprise a single family, but does not include a hospital or special care facility, a prison, a hotel, a motel, or a residential school.

iv) In keeping with the establishment of a Special Use Zone for this site, the location is to be

added to the table that appears within Schedule 2 of the Scheme, accompanied by a list of appropriate development conditions. The conditions will establish:

• the need for a Structure Plan and the matters that it will be required to satisfactorily address; and

• development standards that shall be required to be adhered to.

Scope of Amendments to Scheme Map The “No Zone” (introduced by WAPC following gazettal of GBRS Amendment 0011/41) is to be replaced by a Special Use Zone designation with the notation ‘S.U. 57 Koombana North Precinct’.

4 The adoption of “Residential Building – Short stay” necessitates the timely introduction of the

complementary land use definition “Residential Building – Permanent”.

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Conclusion and Recommendations

Conclusion The Scheme Amendment is necessary in order to respond to recent changes carried out to GBRS affecting the subject site and to facilitate development in a manner envisaged by the Bunbury Waterfront Project Taskforce. The proposals contained in the Scheme Amendment No. 63 ‘Bunbury Waterfront – Koombana North Precinct’ do not conflict with matters addressed by the State Planning Strategy or the Greater Bunbury Region Scheme, and are in keeping with policies and strategies adopted (or in the process of being prepared for adoption) by the Local Government.

Recommendations The following recommendations are made in respect of progressing proposed Scheme Amendment No. 63 to the City of Bunbury Town Planning Scheme No. 7:

A. The Local Government, in pursuance of clause 124 of the Planning and Development Act 2005, amend the above Town Planning Scheme by making modifications to the Scheme Text and Scheme Map, as detailed in the Local Planning Scheme Amendment Report by:

(a) inserting and modifying text in Part 6;

(b) inserting new land use definitions within Schedule 1 – Dictionary of Defined Words and Expressions;

(c) inserting additional text to the table in Schedule 2 - Special Use Zones; and

(d) modifying the Scheme Map by rezoning land included within the subject site to “Special Use Zone 57 – Koombana North Precinct”.

B. Refer the Scheme Amendment No.63 documentation to the Western Australian Planning Commission (WAPC) for its consideration to permit public advertising.

C. Refer a copy of the proposed Scheme Amendment No. 63 documentation to the Environmental Protection Authority (EPA) for their preliminary review.

D. Subject to formal assessment not being required by the EPA and the support of the WAPC to proceed, the proposed Scheme Amendment No. 63 is then to be referred to other relevant public authorities for their consideration and advertised for public comment with a submission period of not less than forty two (42) days.

E. Following public advertising of the proposed Scheme Amendment No. 63, the proposal and any public submissions lodged with the City during the advertising period is to be returned to Council for further consideration.

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Amending Pages

Planning and Development Act 2005

Amendment No. 63

City of Bunbury Town Planning Scheme No. 7 The City of Bunbury under and by virtue of the powers conferred upon it in that behalf by the Planning and Development Act 2005 hereby amends the above Local Planning Scheme by:- 1. Inserting within the Scheme Text a new clause as 6.1.3 that reads as follows: 6.1.3 The local government may require a Structure Plan to be prepared for any land not within a

Structure Plan Area where it can be demonstrated that the land requires substantial pre-planning before decisions are made with respect to its use, subdivision or development, and the provisions of the following clauses shall apply as relevant to the preparation of any such plan.

2. Modifying Scheme Text heading 6.2 such that it reads as follows: 6.2 DEVELOPMENT INVESTIGATION POLICY AREAS AND STRUCTURE PLAN AREAS 3. Inserting the following land use definitions to Schedule 1 – Dictionary of Defined Words and

Expressions:

“Residential Building – Short stay” means a building or portion of a building, together with rooms and outbuildings separate from such a building, but incidental thereto, which is used or intended, adapted or designed to be used for the purpose of human habitation temporarily by two or more persons, but does not include a hospital or special care facility, a prison, a hotel, a motel, or a residential school.

“Residential Building – Permanent” means a building or portion of a building, together with

rooms and outbuildings separate from such a building, but incidental thereto, which is used or intended, adapted or designed to be used for the purpose of human habitation permanently by seven or more persons who do not comprise a single family, but does not include a hospital or special care facility, a prison, a hotel, a motel, or a residential school.

4. Amending the table to Schedule 2 – Special Use Zones of the Scheme by inserting additional

text as detailed on the following pages:

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No Description of Land Special Uses Conditions

57

Koombana North Precinct

Discretionary Uses (‘A’ uses) All floors: a) Amusement Parlour b) Car Park c) Child Care Premises d) Cinema / Theatre e) Civic Use f) Club premises g) Community Purpose h) Consulting Rooms i) Educational Establishment j) Exhibition Centre k) Fast Food Outlet l) Hotel m) Lunch Bar n) Market o) Medical Centre p) Motel q) Office r) Reception Centre s) Residential Building –Short

stay (e.g. backpackers) t) Restaurant u) Shop v) Tavern All Floors except ground floor; w) Home Occupation x) Short Stay Multiple Unit y) Unrestricted Residential

Accommodation (URA) The 'Discretionary Uses' above are 'Permitted Uses' (‘P’ Uses) when specifically identified on the endorsed Structure Plan. Permitted Uses (‘P’ uses) All floors, except ground floor: z) Multiple Dwelling (RAC0)

Residential uses are not permitted on the ground floor of buildings.

The following provisions apply to any subdivision and/or development undertaken on the subject land and where relevant, are to be incorporated into any structure plan prepared for the site. 1. Structure Plan

1.1 Prior to any subdivision or

development, the Local Government shall require the preparation and endorsement of a Structure Plan for the subject land in accordance with clause 6.2.

1.2 In addition to the structure planning requirements of the scheme, the following matters are to be addressed to the satisfaction of the local government and, where applicable, are to be consistent with the guidelines set by the ‘Bunbury Waterfront Project Taskforce Report (October 2009)’, in particular policy statement Appendix 6.

General Matters

i. standards and requirements for

development site planning and building design and residential density;

ii. lot layout of subdivision design;

iii. building envelopes addressing

footprint, height and bulk;

iv. finished ground and floor levels at sufficient detail to demonstrate these satisfactorily integrate with levels required by the future rail service platform;

v. development setbacks from

boundaries and between buildings;

vi. layout, extent and arrangement of proposed land uses;

vii. pedestrian access and movement

including pedestrian linkages through the site;

viii. traffic management including

access ways, internal circulation and arrangements for service / emergency vehicles and the loading and unloading of goods;

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ix. vehicle parking and circulation;

x. public open space;

xi. location and extent of hard and

soft landscaped areas within the public realm;

xii. interface treatment along the

southern boundary of the site adjacent to the proposed rail platform;

xiii. sea defence measures including

details of any infrastructure requirements within the foreshore reserve; and

xiv. passive surveillance and

application of Crime Prevention Through Environmental Design (CPTED) principles.

Site Conditions & Environment

Assessments

xiv. A Site Investigation Assessment of the site conditions and surrounding environment and shall include an assessment of:

• landform and soils;

• groundwater and surface water;

• the impact of coastal processes and future sea level rise; and

• heritage issues. Noise Mitigation Assessment

xv. A Noise Mitigation Assessment prepared in accordance with the WAPC ‘State Planning Policy 5.4 – Road and Rail Transport Noise and Freight Considerations in Land Use Planning’ to address the potential noise impacts from;

• traffic using Koombana Drive; and

• the future rail platform and rail services.

Transport Assessment

xvi. A Transport Assessment prepared

in accordance with the WAPC’s ’Transport Assessment Guidelines for Developments Volume 3 – Subdivision’, as amended.

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Landscape Master Plan xvii A Landscape Master Plan

addressing the landscape principles relating to the foreshore, public open space, road reserve, dual use path network within, and adjacent to, the subject land to the satisfaction of the local government.

2. Development Standards 2.1 Where development standards are

not prescribed below or in the Structure Plan, the general development standards of the Scheme shall prevail.

2.2 The location, built form, building

bulk and the relationship of buildings to each other shall be generally in accordance with the ‘Bunbury Waterfront Project Taskforce Report (October 2009)’, in particular policy statement Appendix 6.

2.3 The maximum height of each

building shall be consistent with the ‘Bunbury Waterfront Project Taskforce Report (October 2009)’ and provide for a transition of building heights from east to west, with the following prescribed maximum heights:

• 4 storeys (max 18.5m) from ground level.



2.4 Buildings are to provide for an

activated ground floor frontage to the Koombana Bay foreshore and to Koombana Drive.

2.5 Development on the subject land is

to;

• provide for a variety of architectural expression;

• achieve quality contemporary building design;

• incorporate sustainable building principles; and

• incorporate design elements, details and finishes which articulate the building facades and provide interest. In particular, architectural

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landmark elements will be required to be incorporated into building elevations adjacent to the eastern boundary of the site.

2.6 Noise attenuation measures shall

be provided between residential and non-residential uses to the satisfaction of the local government and in accordance with the requirements of an endorsed Noise Mitigation Assessment.

2.7 Vehicle access will be via Holman

St and there will be no direct vehicular access onto, or from, Koombana Drive.

2.8 The sub-divider shall be

responsible for the implementation of:

• drainage and storm water management;

• extension of Holman Street and associated works;

• modifications and extensions to Holman Steet car park;

• public vehicle parking within the road reserve(s);

• pedestrian and bicycle pathways (and public bike racks);

• works to address storm surge and sea level rise;

• foreshore improvements;

• public open space development; and

• infrastructure remediation works (roads and pathways),

within the agreed structure plan

area, and to associated

infrastructure connections

adjacent to the subject land to

the satisfaction of the local

government and prior to the

creation of titles.

2.9 The preparation and implementation of an Acid Sulphate Soil Management Plan, where necessitated by the proposed subdivision and/or development, to the satisfaction of the Department of Environment and Conservation.

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5. Modifying the Scheme Map by rezoning:

i) Lot 723 (DP 189594), Railway Reserve (DP 177132), Closed Roads (DP 209432) and parcels of Unallocated Crown Land from “No Zone” to “Special Use Zone No. 57”;

ii) Railway Reserve (DP 177132), portions of Unallocated Crown Land and Closed

Roads (DP 209432) from “No Zone” to “Special Use Zone No. 57”;

iii) Lot 628 (DP 214890), portions of Koombana Drive Road Reserve (DP 188772 & DP 217371) and portions of Unallocated Crown Land from “No Zone” to “Special Use Zone No. 57”; and

iv) portions of Koombana Drive Road Reserve (DP 188772 & DP 217371) from “Other

Regional Roads Reserve” to “Special Use Zone No. 57”, such that it is depicted as follows:

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SUBJECT SITE

- Scale 1:6000 @ A4

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Adoption Page

Adopted for Advertising Adopted for advertising of Scheme Amendment No. 63 to the City of Bunbury Town Planning Scheme No. 7, in accordance with the Planning and Development Act 2005, by resolution of the Council of the City of Bunbury at its Ordinary Meeting of the Council held on the xx day of xx, 20xx (Resolution Number: xx/xx).

Mayor

Councillor David Smith

Chief Executive Officer

Andrew Brien

Final Approval Adopted for final approval by resolution of the City of Bunbury at its Ordinary Meeting of the Council held on the xx day of xx, 20xx; and the Common Seal of the City of Bunbury was hereunto affixed by the authority of a resolution of the Council in the presence of:

Mayor

Councillor David Smith

Signed:- …………………………………………………………

Chief Executive Officer

Andrew Brien

Signed:- …………………………………………………………

Recommended/Submitted for Final Approval

Delegated under section 16 of the Planning and Development Act 2005 Signed:- ………………………………………………………… Date:- ____ / ____ / ________

Final Approval Granted

Minister for Planning

Signed:- ………………………………………………………… Date:- ____ / ____ / ________

Common Seal

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