Planning Policy No.3.1.2 - Local Commercial Strategy

Endorsed by Council at its ordinary Meeting held on the 24th February 2004, and endorsed by the Western Australian Planning Commission on the 7th December 2006. Amended by Council at its ordinary Meeting held on the 24th August 2004. Amended by Council at its ordinary Meeting held on the 24th April 2012. Amended by Council at its ordinary Meeting held on the 22nd May 2012. Amended by Council at its ordinary Meeting held on the 11th December 2012. Amended by Council at its ordinary Meeting held on the 25th June 2013. Amended by Council at its ordinary Meeting held on the 24th July 2018.

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PLANNING POLICY No.3.1.2 LOCAL COMMERCIAL STRATEGY

PLANNING POLICY NO.3.1.2

LOCAL COMMERCIAL STRATEGY

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1.0 THE RECOMMENDED STRATEGY

1.1 INTRODUCTION

This Local Commercial Strategy provides a detailed review of the existing City of Rockingham Retail Structure Plan as updated to 27th March 1996. It also incorporates a review of the City of Rockingham Office Location Strategy (undated). The review is supported by a separate ‘Working Report’ which provides an analysis of the shopping hierarchy, a discussion of the issues, and describes and presents the results of the retail modelling used to forecast future shopping floor area requirements. The Strategy is required as part of the City of Rockingham’s current review of its Town Planning Scheme No.2. The reviewed Scheme, of which this Strategy will be part, becomes Town Planning Scheme No.2. The Western Australian Planning Commission has already given consent for Town Planning Scheme No.2 to be advertised, which means that this Strategy has been prepared after the event. To a certain extent, the recommendations that are made have therefore been tailored around the provisions of the new Scheme. The purpose of this Local Commercial Strategy is to give effect to the Metropolitan Centres Policy (2000), which itself has been given statutory effect as Statement of Planning Policy No.9. In so doing, the Strategy will combine the findings in the working reports, with the objectives of the Metropolitan Centres Policy (2000) and the Community Design Code to: • Promote the development of a hierarchy of centres which are viable, sustainable and which, • Provide maximum benefit to the community. This Strategy accords with the Metropolitan Centres Policy (2000) – Statement of Planning Policy No.9. Gazetted on 17th October 2000. The format of this Strategy is based on the Western Australian Planning Commission’s Local Commercial Strategies, Guidelines for Preparation, Form and Content (December 1991). When adopted by the Council and endorsed by the Western Australian Planning Commission this Strategy will become a Local Planning Strategy setting out Rockingham’s broad vision and longer term directions for commercial land use and developed as required under Regulation 12A of the Town Planning Regulation 1967. In August 2012, the City reviewed the Strategy as it applies to Baldivis, to guide the long-term distribution of retail and commercial floorspace via a network of Centres that as per the direction of State Planning Policy 4.2 – Activity Centres for Perth and Peel (SPP4.2), which supersedes the Metropolitan Centres Policy (2000). This review responded to these future needs by confirming an activity centre network and hierarchy and provides a strategic direction for centre development and future activity centre growth. It makes recommendations which are consistent with SPP4.2 by providing for retailing and associated activated within a defined and appropriate activity centre hierarchy. It also reinforced the need for these facilities to be accessible and encourages the concentration of future retail expansion. The review resulted in the replacement of sections 2.2.2 and 2.4.4 of this Strategy (which relate to centres in Baldivis). The changes include additional objectives relating to centre development, and a reference to the new requirement to prepare a Retail Sustainability Assessment (RSA) for expansions to Centres throughout Baldivis. These requirements are consistent with SPP4.2.

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1.2 BACKGROUND

As part of the process of reviewing Town Planning Scheme No.1 (the current Scheme, Gazetted in 1975), the City of Rockingham undertook several studies. One of these resulted in the City of Rockingham Retail Structure Plan – Statement of Planning Policy No.6.3 (1996), itself based on the earlier 1991 Retail Development and Structure Plan. The City of Rockingham Retail Structure Plan was subsequently updated in 1998. The City of Rockingham has now advertised its draft Town Planning Scheme No.2, however, the Western Australian Planning Commission, in allowing such advertising, has listed a number of issues which must be resolved before the new Scheme can be progressed further. One of which is the former Retail Strategy, about which the Commission has expressed several concerns. With the publication of the Metropolitan Centres Policy (2000), it was apparent that the methodology adopted in the City’s form Retail Strategy, based on floor areas set out in the old Metropolitan Centres Policy Statement (1991)1, was no longer favoured as the method of calculating retail floor area requirements. The rezoning of at least one neighbourhood shopping centre site to grouped housing by developers added impetus to the need for a better way of defining shopping needs. A draft version of the Local Commercial Strategy was advertised for two months from the 30th January 2002 to the 28th March 2002. A total of 16 submissions were received and determined by Council. This Strategy embodies those submissions and other modifications supported by the Council. 1.3 PURPOSES OF THE LOCAL COMMERCIAL STRATEGY

The purpose of the Local Commercial Strategy is to:- • Establish the objectives, principles and key strategies for retailing and commercial

development in Rockingham. • Apply the strategic planning policies set out in the State Government’s Metropolitan

Centres Policy Statement (2000)2. • Provide a context for the review of the City of Rockingham Town Planning Scheme No.2

in respect of provisions for retail and commercial development. • Guide private sector investment and the City’s capital works expenditure. • Provide Council with a sound basis for decision making on development applications,

rezoning proposals and the provision and location of future Council services and facilities. • Identify centres and commercial locations requiring particular action, for example, where

new ideas such as Community Design Codes3 may change the urban form of existing structure plans or for the restoration and improvement of established centres.

• With regard to Precinct 4 – Baldivis, apply the following objectives and principles in accordance with SPP4.2: - Capitalise on opportunities to revitalise activity centres in established urban areas, as

a catalyst for urban renewal in the surrounding catchment. - Provide sufficient development opportunities to enable a diverse supply of commercial

and residential floorspace to meet projected community needs; - Cater for a full range of needs from shopping, commercial and community services

from local convenience to higher-order comparison retail/goods and services; - Mitigate the potential for an over-concentration of shopping floorspace in large activity

centres at the expense of a more equitable level of service to communities; and

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- Promote the walkable neighbourhoods principle of access to employment, retail and community facilities by distributing activity centres to improve access by foot or bicycle, rather than having to depend on access by car in urban areas.

1.4 CONTEXT FOR THE LOCAL COMMERCIAL STRATEGY

This Strategy has been made in the context of:- • Rockingham’s existing commercial policies. • Recent performance of the existing centres in Rockingham and forecasts of future

performance of existing and proposed centres to the year 2021 as discussed in Section 5 of the working report.

• Proposals contained in recent structure plans endorsed by the Council. • The extension of the Kwinana Freeway and the effect this will have on accessibility and

exposure to the existing and proposed commercial hierarchy. • The effect of the new South West Metropolitan Railway and the possible effect this may

have on the need to review the existing City Centre Policy Plan. • Official floor area figures for commercial complexes for the South West Corridor provided

by the Ministry for Planning. • Official population forecasts for the South West Corridor provided by the Ministry for

Planning. 1.5 STUDY AREA

In accordance with the Guidelines for the Preparation of Local Commercial Strategies (Section 5.2) the study area comprises two parts:- • The ‘Primary Study Area’ which is the City of Rockingham. • The ‘Frame Area’ which is the South West Corridor comprising the local authorities of

Melville, Fremantle, East Fremantle, Cockburn, Kwinana and Mandurah. The study areas are shown on Figure 5.1 and 5.2 in Part 5 of the working report. 1. Metropolitan Centres: Policy Statement for the Perth Metropolitan Region, (Department of Planning and Urban Development, 1991) 2 Metropolitan Centres Policy (2000) – Statement of Planning Policy No.9, Ministry for Planning (2000) 3 Liveable Neighbourhoods – Community Design Codes, Ministry for Planning (1999) 1.6 METROPOLITAN CONTEXT

This Strategy has been prepared in the context of population projections applicable to the whole South West Corridor including all existing and known commercial proposals in the Corridor as provided by the Ministry for Planning. In particular, the new commercial strategies currently being developed for the adjoining local authorities of Kwinana and Mandurah. These are an integral part of the analysis used to determine future prospects for commercial and related development in Rockingham. (Refer to Figures 5.1 and 5.2 of the working report). 1.7 METROPOLITAN CENTRES POLICY (2000)

It is a requirement that this Strategy takes account of the Metropolitan Centres Policy (2000). The relevant provisions of the Policy affecting this Strategy are provided below.

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1.7.1 Objectives The objectives of the Metropolitan Centres Policy (2000) are to:- • Establish a hierarchy of well located centres in the metropolitan region that will:-

- Promote the Central Perth Area as the dominant centre and primary focus for retail,

commercial, cultural, entertainment and tourist facilities; - Promote Strategic Regional Centres as ‘cities in the suburbs’ and the preferred location

for major offices and retailing as well as a mix if entertainment, recreation and community facilities;

- Promote Regional Centres as important suburban centres offering a focus for the community by providing a mix of retail, office, entertainment, recreation and community facilities;

- Promote District Centres to meet the weekly shopping needs of the community including the provision of offices and community facilities;

- Promote Neighbourhood Centres, Local Centres and corner shops as performing a vital role in providing day to day convenience shopping for the neighbourhood as well as an important focus for neighbourhood services and community facilities;

- Encourage centres to be developed as the focus of community and employment activities comprising a range of appropriate commercial and community uses;

- Ensure that centres are highly accessible, a high standard of urban design and developed with due regard to the residential amenity of the locality

- Encourage local governments to develop Local Planning Strategies to provide detailed planning mechanisms to implement the objectives of this policy; and

- Provide policy measures and guidelines for the planning and design of centre developments.

Table 1.1 illustrates a summary of the main provisions of the Policy as they relate to the hierarchy of Centres.

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Table 1.1 – Metropolitan Centres Policy Hierarchy – Centre Functions

Source: Statement of Planning Policy No.9 – Metropolitan Centres Policy Statement for the Perth Metropolitan Region (WAPC) Relating Table 1.1 to the recommendations in this Local Commercial Strategy for Rockingham would produce the compatible table shown in Table 1.2. 1.8 OBJECTIVES FOR ROCKINGHAM

The principal objective for Rockingham, in this context, is to promote commercial development in its widest sense for the benefit of the community and to maximise local employment opportunities. The hierarchy, in line with Table 1.1 is recommended to be as follows: Table 1.2 – Centres in Rockingham Related to the Metropolitan Centres Policy Hierarchy:

City of Rockingham

Strategic Regional Centres

Regional Centres

District Centres

N’hood and

Local Centres

Traditional ‘Main Street”

Centres (all levels of the

hierarchy) Precinct 1. Rockingham

Rockingham City Centre

None Waterfront Village District Centre

8 N’hood and 9 Local centres

Waterfront Village

Precinct 2 Warnbro – Port Kennedy

None None Warnbro Fair District Centre

3 N’hood centres

None

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Precinct 3 South Coastal

None None Secret Harbour District Centre

5 N’hood and 3 Local Centres

District Centre planned as ‘Main Street’

Precinct 4 Baldivis

None None Baldivis Town Centre

6 N’hood and 5 Local Centres

All centres as per SPP4.2

Precinct 5 Karnup

None None Possibly 1 in very long term

Possibly up to 6 N’hood centres in long term

Not yet planned

Source: As recommended in this Local Commercial Strategy In response to this objective and the metropolitan policy objectives, the specific objectives for Rockingham in this Strategy are to: • Proactively promote Rockingham City Centre as the major strategic commercial,

social cultural, administrative and employment centre for the South West Corridor. • Promote the establishment and development of a hierarchy of other centres that will

complement the role of the City centre and serve the needs of the community. • Promote the ‘Main Street’ principles of shopping centre development espoused in the

Community Design Codes especially in the City Centre and at District level centres. • Promote centre locations which offer a level of accessibility commensurate with the size

and function of the centre, • Promote centres as the foci for community activity and public transport. • Retain Rockingham City Centre as the foremost employment centre in the City, but also

encourage a more even distribution of employment throughout the remainder of the City. • Prevent ad hoc ribbon development along major roads particularly Read Street/

Warnbro Sound Avenue. • Prevent, so far as possible, the intrusions of inappropriate commercial uses into

industrial areas, but recognise the importance of mixed business areas in this context. • Promote the development of mixed business areas ancillary to the City Centre and

District Centres. • Promote home business subject to the preservation of residential amenity. • Promote commercial tourist development. • Streamline the planning approval process and bring statutory controls into alignment

with this Strategy. • Reiterate the hierarchy of centres within the City of Rockingham. • Encourage the provision of ancillary convenience uses co-located at suburban

shopping centres, retailing and other, that are operated independently and separately of the core retailing within the shopping centres and frequently operate extended trading hours. Such uses include fast food outlets, restaurants, video rental, chemist shops within medical centres, convenience shops attached to service stations and the like.

With regard to Precinct 4 – Baldivis, promote the objectives and principles as set out in section 1.3 1.9 THE EXISTING SITUATION

The Guidelines for the Preparation of Local Commercial Strategies requires that the existing shopping hierarchy be reviewed. For a full discussion of Rockingham’s existing commercial structure refer to Part 3 of the working report.

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It should be noted that there is a considerable difference in the names and floor areas of existing shopping centres between the City’s Retail Structure Plan – Statement of Planning Policy No.6.3 and the Ministry’s Commercial Survey (1997). The differences are summarised in Table 1.3. In preparing this Strategy current and accurate measures of existing floor areas are used which provide a measure of remaining approved expansion potential. Vacant floor area with shop potential must also be taken into account where is has the potential to be used for shop/retail purposes. Any of these inconsistencies have been reconciled in Section 3 of the working report and included in the retail modelling used to forecast future floor area requirements in Section 5 of the working report. The Retail Gravity Model used in this Local Commercial Strategy and the methodology behind its use in this study is described in Part 4 of the Working Report. The model has been in use for many years and has proved reliable when properly used as a strategic planning tool. Its strength is that it models all centres simultaneously so that the interaction and impacts between centres under different sizes and assumption can be accurately measured. The study area for this Strategy was the whole South West Corridor. It was divided into two sub-areas, a ‘core’ area, which was the City of Rockingham and the ‘frame’, which was the balance of the Corridor from Fremantle to Mandurah. While the study concentrated on the core area in detail the model includes every planned and proposed shopping centre and all the population in the whole South West Corridor study area. This is because customers move freely between competing shopping centres unhindered by notional local authority or trade area boundaries. The growth in trade potential is related to population and population growth. In this case the forecast period was between 2001 and 2031. This expanding trade potential is then distributed by the model to existing and proposed centres at various locations based on their relative attraction (size, number of shops etc.) and accessibility. The starting point for the model is to relate the existing distribution of population to the existing distribution of shopping centres. Rockingham centres included in the model are shown in Table 1.3. Table 1.3 – Centre sizes from the Rockingham Retail Structure Plan (RRSP) Compared to Ministry for Planning Commercial Survey Dara (1997) Centre

R’ham Map* Ref

MFP Map** Ref

RRSP (95) Retail

NLAm2

MFP (97) Retail

NLAm2

MFP (97)

Vacant*m2

MFP (97) Total Floor

Area m2

Rockingham City Centre 1 808 42,500 51,105 5,171 114,218 Rockingham Beach Centre 2 809 14,500 9,769 2,355 21,451 Warnbro District Centre 3 962 0 10,942 1,169 13,121 Shoalwater Centre 6 810 4,559 5,212 200 6,018 Malibu Centre 7 812 1,497 1,212 0 1,852 Safety Bay Centre (Bayside) 8 811 2,026 1,089 217 2,504 Charthouse Road Centre 10 Not

h 2,000 na na

Grange Drive Centre*** (Cooloongup)

11 833 1,873 1,704 160 2,413

Elanora Drive Centre***

12 ditto 994 ditto ditto ditto

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Notes: * Refer to City of Rockingham Retail Structure Plan Precinct Map in Appendix 1. ** Refer to Ministry for Planning Commercial Survey map for Rockingham in Appendix 1. *** The Ministry for Planning Commercial Survey combines Grange Drive Centre and Elanora Drive Centre into one centre called Cooloongup.

Gnangara Drive Centre (Read Road) now called Waikiki Village

13 825 0 600 8,662 (2012)

0 600

Hokin Street Centre (Warnbro)

14 816 1,846 1,891 284 2,645

St Clair Centre 16 na 0 3,500

Palm Meadows Centre (Port Kennedy)

17 969 0 1,123 493 2,314

Golden Bay Centre (Dampier

18 828 1,219 772 0 1097

(Parkin Street) Not shown 813 Not shown 425 0 711 (Soroya Place) Not Shown 814 Not Shown 150 0 150 (Waikiki) Not shown 815 Not Shown 1,495 0 3,178 (Bell) Not shown 818 Not shown 230 60 590 (Fisher) Not shown 819 Not shown 100 0 100 (Safety Bay Road) Not shown 820 Not shown 839 140 1,083 McLarty Not Shown 822 Not Shown 210 0 210

(Bent Street) Not shown 824 Not shown 472 0 472 (Read Street) Not shown 825 Not shown 600 0 600 (Golden Bay) Not shown 831 Not shown 100 0 100 (Baldivis (Mandurah Road) Not shown 836 Not shown 360 0 375 (Secret Harbour Foreshore Village)

Not shown 971 Not shown 480 0 525

(Name) Names in brackets are those used in the Ministry for Planning Commercial Survey 1997. Sources: Rockingham Retail Structure plan (updated to May 1998) and Ministry for Planning Commercial

Survey 1997 (See Appendix 3) An analysis of the floor area composition of shopping centres in the Ministry for Planning Commercial shows that in many instances there is a considerable amount of floor area other than ‘shop/retail’ which is nevertheless commercial floor area. This could be an issue where floor area in a centre or on zoned commercial land is not used for shop/retail but could be easily converted. In the retail modelling in Section 5 of the working report only ‘Shop/Retail’ NLA floor area as defined in the Metropolitan Centres Policy (2000) Appendix 4, Planning Land Use Category 5 (PLUC5) has been used. 1.10 RECOMMENDED CENTRE SIZES – SHOP/RETAIL NLA

Recommendations for the ‘Shop/Retail’ component of shopping centre sizes are discussed below and summarised in Table 1.4.

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Table 1.4 – Recommended Centres Sizes – Shop/Retail m2 NLA. Centre Name

Precinct

Map Ref No.

1997 PLUC5

NLA (m2)

Recommended PLUC5 NLA (m2)

Rockingham City Centre 1 1 51,105 94,000 Waterfront Village District Centre 1 2 9,77

18,250

Warnbro Fair District Centre 2 3 11,107 19,9624 Baldivis Future District Centre 4 4 0 See section 2.2.2 Secret Harbour Future District Centre

3

5

0

15,000

Shoalwater 1 6 5,212

4,559 Malibu 1 7 1,21

2 1,497

Safety Bay Centre 1 8 1,089

2,026 Cape Peron 1 9 0 2,000 Charthouse 1 10 Not known* 2,000 Grange Drive 1 11

1,704

3,097 Elanora Drive 1 12 1,6505 Waikiki Village 1 13 4,57

8 8,6626

Waikiki Hotel Site 1 19 1,49

No Retail Expansion* Bent Street Local 1 20 472 No Retail Expansion* McLarty Local 1 21 210 No Retail Expansion* Safety Bay Rd Local 1 22 839 No Retail Expansion* Bell Local 1 23 230 No Retail Expansion* Parkin Street Local 1 24 425 No Retail Expansion* Fisher Local 1 24 100 No Retail Expansion* Dixon Road Industrial 1 26&27 688 No Retail Expansion** Enterprise Way Mixed Business/Industrial

1 27 Not Known No Retail Expansion* Hokin Street 2 14 1,89

1 1,891

St Clair 2 16 3,50

5,000 Palm Meadows 2 17 1,12

3 5,9667

St Michel Local Centre Port Kennedy Business Park

2 2

50 30

0 950

1,200 Not Fixed

Golden Bay (Dampier Drive 3 18 772 1,220 Foreshore Village (Secret Harbour)

3

31

480

Subject to Section 2.9

Mandurah Road 3 32 150 150 Golden Bay South 3 33 100 100 Singleton 3 34 0 1,000 Bayshore Gardens 3 35 0 3,000 Golden Bay East 3 36 0 3,540 Singleton East 3 37 0 5,300 Baldivis – Precinct 4

4 42 0 See section 2.4.4

Karnup – Precinct 5 There is no network of shopping centres yet developed for the Karnup Special Rural Zone area. Modelling indicated that the ultimate urban population potential could support a District Centre of about 16,000m2 and neighbourhood centres totalling 16,200m2 within the context of the retail structure planned for the other four precincts in this Local Commercial Strategy.

Notes: * Most of the centres in this category are zoned Special Commercial in the Town Planning Scheme but are shown to have

retail floor area in the 1997 Commercial Land Use Survey by the Ministry for Planning. These centres have not previously been included in the Rockingham Retail Strategy and are included only for the sake of completeness.

** The 1997 Commercial Survey shows intrusions of conventional retailing into the industrial areas. This is not part of future policy and no further intrusions are recommended.

4 Subject to Table 2.1 5 Subject to Table 2.3

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6 Subject to Table 2.4 7 Subject to Table 2.6 The Metropolitan Centres Policy (2000), on which this Strategy is based, intends that shopping centres be developed in accordance with approved centres plans. The Policy (in Appendix 1.1.5) provides guidelines for the amount of retail shopping floor area (NLA) which should be provided at each level of the shopping centre hierarchy. However, these guidelines only relate to ‘core’ retailing in Category 5 Shop/Retail of the Planning Land Use Code (PLUC) as defined in Appendix 4 of the Policy. The floor area calculations in Part 5 of the working report and reflected on Figure 1 – The Strategy Map and the tables below, therefore relate only to shop/retail floor areas as defined by PLUC5 in the Metropolitan Centres Policy (2000). The Policy states that centres, at all levels of the hierarchy, should include varying levels of non-retail commercial floor areas such as offices, quasi retailing and commercial entertainment as well as community and cultural facilities. For example, according to the Ministry for Planning Commercial Survey 1997, Rockingham City Centre has a shop/retail (PLUC5) floor area of 50,095m2, but an overall commercial/cultural floor area of the order of 114,000m2. This means that by the time the city reaches its modelled shop/retail floor area potential of about 94,000m2 its overall commercial floor area could well exceed 200,000m2. Also, in the context of the Metropolitan Centres Policy (2000), there are factors that could influence the ultimate amount of shop/retail floor area permissible in a centre. This means, in effect, that the recommended centres shop/retail floor areas shown on The Strategy Map and discussed below based on the retail modelling could be exceeded via ‘Main Street’. For example, Clause 2.3 of the Policy states that:- The policy promotes the development of centres (at all levels) in accordance with the ‘main street’ design principles. Clause 4.5, of the Policy, together with the Table of Centre Functions (shown as Table 1.1 above) allows:- Additional individual development of up to 1,000m2 or cumulative developments of up to 2,500m2 in any calendar year… It may well be that some centres will not reach the calculated size – as has been demonstrated with the deletion of the planned Palm Lakes neighbourhood centre, where the previously calculated floor area potential of 4,100m2 has not been realised and the site has been rezoned for residential. Wherever a new centre or expansion of an existing centre is proposed, however, beyond the shop/retail floor areas which are recommended below, it should be in accordance with an approved Centre Plan as contemplated in Section 5.6 and Appendices 1.1.3 and 1.1.4 of the Metropolitan Centres Policy (2000). The onus should be on the proponent to demonstrate to the Council’s satisfaction, that the proposal to increase beyond the recommended floor areas would not have a significant adverse impact on any other existing or planned centre.

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2.0 THE RECOMMENDED STRATEGY In accordance with the Metropolitan Centres Policy (2000) the recommended Local Commercial Strategy for Rockingham is based on a three-tire hierarchy of shopping centres. • Rockingham City Centre as a strategic regional centre, serving the whole City and

Corridor with a concentration of shopping, commercial, mixed business and service industries, cultural, entertainment and administrative activity focus on the City Centre.

• Four District Shopping Centres located at Rockingham Beach, Warnbro, Secret Harbour and Baldivis. 8

• Neighbourhood and local centres servicing the suburban neighbourhoods. In new centres these will predominately be shopping with minor community and other non-retail activities.

In addition to the formal hierarchy above there will be missed business areas in East Rockingham, Baldivis, Secret Harbour and Port Kennedy to service bulky goods outlets warehouses, showrooms and service industry. The Strategy also makes provision for corner stores and home based business. Core Retailing and Ancillary Uses The Metropolitan Centres Policy, 2000 (MCP) is a Statement of Planning Policy made under section 5AA of the Town Planning and Development Act 1928 (as amended). It applies to the planning and development of commercial activities in the Perth Metropolitan Region. The MCP was gazetted on the 17th October 2000 and is cited as Statement of Planning Policy No.4.2 – Metropolitan Centres Policy Statement for the Perth Metropolitan Region. Shopping floorspace referred to in the MCP is as defined in Planning Land Use Category 5 (excluding hotels, taverns and night clubs) of the WA Standard Land Use Classification (WASLUC). Uses such as banks, real estate agencies, medical practices and showrooms are not included. The list of PLUC5 uses is set out in Appendix 4 of the MCP. The City of Rockingham draft Local Commercial Strategy has been prepared in accordance with this MCP. The Council's previous Retail Strategy was prepared prior to the gazettal of the MCP and did not adopt the PLUC5 model to classify shopping floorspace. Instead, a more traditional method of classification was used whereby floorspace was broken down into retail and ancillary non-retail floorspace. In this regard, uses which were not considered to constitute retail floorspace were shown in the Retail Strategy as ‘ancillary’ floorspace and not included in the retail floorspace calculations for Centres. The Local Commercial Strategy (2004) has been prepared in accordance with this Metropolitan Centres Policy 2000 and defines shopping floorspace in accordance with PLUC5. An implication of adopting PLUC5 is that the retail floorspace figures for certain Centres has increased due to uses previously referred to as ancillary now being classified as retail floorspace. 8 It should be noted that the Metropolitan Centres Policy (2000) identifies a fifth District Centre at Karnup. The modelling in this study has confirmed that there is potential for such a centre and its absence will put pressure on Secret Harbour District Centre especially, to expand beyond its planned size. This should be subject to future review.

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In these cases, it is important to clearly distinguish that the increase in retail floorspace allocation is as a result of the decision to include floorspace previously approved for ancillary uses, and that this should not be interpreted as an increase in “core” retail floorspace for the affected Centres. In essence, this Strategy (2004) is simply presenting the information differently than Council’s previous Strategy, in order to reflect PLUC5 uses in the MCP. To ensure that this is clearly understood, it is proposed that the Strategy show the exact breakdown of floorspace proposed to be included for the affected Centres. The majority of these Centres have had approvals granted and have commenced development. The sites that have let their previous development approvals lapse need to be able to develop what has historically been supported as ancillary non-retail uses. The proposed Strategy will continue to distinguish the former core retail uses for the Centres, whilst identifying and including the ancillary floorspace into the floorspace allocations. In this regard, this Strategy includes a table for each Centre that specifically identifies the endorsed floorspace (m2 NLA) for each lot and the type of retail and ancillary floorspace approved. For the lots that do not have valid development approvals and have not been developed, these will be identified as such with a notation that identifies them as acceptable for development of ancillary uses and floorspace allocations will be modified accordingly when any application consistent with this is approved. Where 'ancillary' uses are identified at nominated centres, the floorspace of such uses is separate to the 'core' retail floorspace but may still include PLUC5 (Appendix 4 of Metropolitan Centres Policy 2000) type floorspace as detailed below. For purposes of this strategy:- ‘Core’ retailing means all retailing included in and/or operated as part of the main shopping centre and located on the main shopping centre site. Calculations of NLA for core retailing purposes include all those uses listed in Appendix 4 (PLUC5) of the Metropolitan Centres Policy 2000. Banks, real estate agencies, medical practices and showrooms in shopping centres, or on the same site, are excluded from NLA calculations, provided they are configured in such a manner that tenancies cannot be changed to retailing. Ancillary uses means ancillary convenience uses, retailing and non-retail, that operate independently and separately of the core retailing within the shopping centres and frequently operate extended trading hours. Such uses are normally located on a Lot or Lots separate from the shopping centre site and include the following PLUC5 uses: fast food outlets, restaurants, video rental, chemist shops within medical centres, convenience shops attached to service stations and the like. Supermarkets, department stores and speciality shops normally found in shopping centres should not be considered as ancillary uses. 2.1 ROCKINGHAM CITY CENTRE

The City of Rockingham does not intent that the City Centre be part of this Local Commercial Strategy. It has been included for the sake of completeness. The development of the City Centre is guided by the Rockingham City Centre – Development Policy Plan adopted as Amendment No.207 to the Town Planning Scheme on 8th August 1995.

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The Rockingham City Centre has been designated as the Strategic Regional Centre for the Perth’s south-west corridor since The Corridor Plan was adopted in 1970. It has remained so in all significant since, including METROPLAN. The modelled shop/retail (PLUC5 uses) floor area potential and possible staging indicators is presented in Tables 5.8 and 5.11 in Part 5 of the working report. In effect there are no planning or policy constraints to retail floor area of Strategic Regional Centres other than those dictated by the catchment area. The rough estimate of ultimate size for the larger Strategic Centres has been of the order of 90,000m2 of retail floor area which has been adopted by the current Rockingham Retail Structure plan. The Metropolitan Centres Policy (2000) suggests 80,000m2 as an upper limit viable for Rockingham City Centre by 2026. The modelling in Part 5 of the working report suggests that the potential for Rockingham could range between 64,000m2 and 94,000m2 depending on how effectively current policies determining sizes of centre throughout the South West Corridor are maintained. If current policies are maintained then the recommended 94,000m2 is ultimately achievable, but 85,000m2 would be viable by 2026. There are, however, a number of factors in the corridor and in Rockingham that could affect such an outcome. The long term growth potential of the City Centre will depend to a large degree on adherence by the City and the Western Australian Planning Commission to current strategies and size restrictions throughout the South West Corridor. This is what is meant by proactively promoting the Centre by the Western Australian Planning Commission and the City of Rockingham. It is similar to the proactive (protective) policies that have been applied in the North-West Corridor to the Joondalup City Centre. The following factors are relevant to the South West Corridor and Rockingham and need continual monitoring to ensure the future potential of the Rockingham City Centre. • Adherence to the current strategic size restrictions throughout the South West Corridor by

the City and the Western Australian Planning Commission. • Careful land use planning around the new main Rockingham railway station at Ennis

Avenue to ensure commercial activities are not allowed to develop at that location which would compete with, and tend to remove the commercial focus from, Rockingham City Centre.

• Maximising the opportunities that may be presented by the new proposed Rockingham Area Transit System which will link the new station with the City Centre and the beach.

• Promotion of further implementation of ‘Main Street’ concepts already reflected in the City Centre Policy – and, where opportunities may be created to use the Rockingham Areas Transit system as a catalyst.

In the finalisation process for this strategy, the Council carefully considered the implication of setting a maximum upper limit for retail floor space in the Strategic Regional Centre. The City Centre has an existing shopping floor area of 51,000m2. Whilst the attainment of 85,000m2 of shopping floorspace may be a long way from being realised, there is concern that ongoing redevelopment of the existing internal shopping mall could soak up much of the retail floorspace that is required for street front development under the adopted Development Policy Plan (DPP) – particularly if the shopping floorspace total is capped too low. The City of Rockingham is pursuing the street front development character through its adopted DPP and the supporting “main street” status of the Centre in the Metropolitan Centres Policy. The City understands that it needs to achieve a significant proportion of the ultimate floor space distribution as street front shops to attain a missed use business environment with town centre characteristics similar to that of Subiaco, Fremantle, Midland and Joondalup.

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Much of the potential for mixed use, street front development lies from Central Promenade northwards and from the Transit Mall eastwards (i.e. within the largely undeveloped Core and Eastside Precincts of the City Centre). It is considered that under these circumstances, capping the floor space too low will only serve to reinforce the discredited, mono-functional development model and will not be in the best interests of the community. The floor space guideline for the city centre is therefore retained at 94,000m2 NLA. This acknowledges that the City Centre Development Policy Plan (DPP) (endorsed by the Minister for Planning and the Western Australian Planning Commission through the final approval of Scheme Amendment No.207) sets the estimated floor area at 100,000m2 NLA. To promote development of the City Centre Council staff should further investigate options to facilitate street front development as a required portion of any future City Centre retail development, consistent with the objectives of the DPP. 2.2 DISTRICT CENTRES

2.2.1 Rockingham Beach District Centre Development in Rockingham Beach is covered by the Statement of Planning Policy 8.2: Rockingham Beach Waterfront Village (1997). Rockingham Beach forms part of the Strategic Regional Centre planning envelope and the policy seeks to achieve a social, economic and physical revitalisation of a regionally unique urban waterfront. The policy outlines overall key urban design and townscape principles, transport and parking policy details. The Policy area is divided into five precincts each specifying the desired future uses, preferred land uses and development requirements including Foreshore Park, Rockingham Road, Kent Street, Village Green and Attwood Way. There requirements are supported in the Town Planning Scheme under the banner of the specific zone designating the policy area. Policy 8.2 is endorsed for this Strategy. The Rockingham Retail Structure Plan, as at May 1998, recorded the size of Rockingham Beach as 14,500m2 GLA. To convert GLA into NLA, a rule of thumb is that NLA = 0.9 x GLA. Thus 14,500m2 GLA would equate to about 13,000m2 NLA, however, in Section 3.3 of the working report it was noted that Rockingham Beach had a retail floorspace component of 9,769m2 in 1997, a fall of 2,648m2 since 1980. By 2002 the situation had improved with the 2002 survey showing 10,831m2 NLA which included 17 restaurants totalling 2,828m2 NLA. Recent Council initiatives could have a significant beneficial effect on the amount of retailing that will become viable at Rockingham Beach. These include the proposed Rockingham City Centre Transit System, directly linking Rockingham Beach to the major Rockingham railway station expected to open in 2006. Also the current Waterfront Village Urban Renewal Project and Policies will significantly enhance the amenity and reputation of this centre as a regional recreational and entertainment destination. The Waterfront Village Policy also contains provisions that require developers to locate active commercial tenancies along the ground floor street frontages in the vicinity of Rockingham Beach Road and Kent Street.

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The Premier’s Taskforce, which has been charged with the responsibility of facilitating urban renewal at Rockingham Beach, has examined a range of development options, which would comply with the Waterfront Village Policy. All of the options included additional ground floor commercial floor space to achieve the ‘main street’ objective as an adjunct to residential and short stay apartment development. A land use schedule has been derived from the recommended Waterfront Village Development Plan as an input to the Rockingham Beach Car Parking Study and it makes provision for a total of 16,600m2 NLA of retail plus 6,000m2 of office floorspace. If a tourist pier development proceeds at the end of Wanliss Street, (as is being promoted by the City), the retail floorspace total could ultimately exceed 18,250m2 NLA. From a strategic planning and townscape perspective allowance should be made for additional regional tourist and entertainment related retailing. The Rockingham City Centre Transit System initiative of the State Government is the second issue of direct relevance to the determination of an appropriate maximum floor space figure. Rockingham Beach is the landmark coastal destination of the proposed Transit System and the studies to date have confirmed that significant economic development could be unleashed along the route of a unique tram or street car extension of the South West Metro Rail System. Given the need to maximise the transit supportive development opportunity along the Transit System alignment through Rockingham Beach, it would be unwise to limit the extent of commercial activity that may be drawn to a system with a regional catchment. The unique attraction of the streetcar system would be complemented by the existing tourist precinct trading status of Rockingham. For policy purposes it is therefore recommended there be no change to the existing recommended maximum size of 18,250m2 NLA. 2.2.2 Baldivis District Centre This section was reviewed in 2012 to incorporate the recommendations of State Planning Policy 4.2 – Activity Centres for Perth and Peel (SPP4.2). The Baldivis Town Centre (sometimes referred to as the Baldivis District Centre) is identified as a District Centre in the hierarchy of centres, as per SPP4.2. District Centres have a strong focus on servicing the weekly needs of residents. Their relatively smaller-scale catchment than Strategic Metropolitan Centres like Rockingham enables them to have a greater local community focus and provide services, facilities and job opportunities that reflect the particular needs of their catchments. Significant investment has been and will continue to be directed into the Baldivis Town Centre, which provides a valuable contribution to providing a critical mass of retail, community, services and other commercial land uses for residents and visitors to Baldivis. The Centre provides a focal point for Baldivis and a community hub for a high-amenity destination for Baldivis residents. The Baldivis Town Centre should include a mix of non-retail land uses (including office, civic, business, health, community, entertainment cultural uses and showrooms) of at least 30% of the total retail and mix of land use floorspace in the centre. Current estimates are that the centre will have 45.3% mix of land uses by 2014.

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With the Baldivis Town Centre being the highest-order centre within Baldivis, the delivery of lower order facilities such as supermarket floorspace within the Centre could have subsequent timing and delivery implications for surrounding Neighbourhood Centres. The demand analysis conducted in 2012 indicates there remains demand for food and grocery retail floorspace in Baldivis, and that with the delivery of a second supermarket anchor in the Baldivis Town Centre there will remain sufficient demand for delivery of Neighbourhood and Local Centres within Baldivis, albeit likely to be smaller supermarkets. This issue has been addressed in a peer reviewed Retail Sustainability Assessment (RSA) which was undertaken as part of the Baldivis Activity Centre Structure Plan (as adopted by the Council at its ordinary Meeting held on the 24th July 2012). This RSA examines the impacts of any future additional supermarket at the centre on proposed surrounding developments. Whilst the timing of development of the retail component of the Baldivis Town Centre has been subject to conjecture, given it represents the highest-order centre within the hierarchy it is considered that lower order facilities, such as food, grocery and supermarket floorspace, is the key element of consideration because of its implication on the development of the Neighbourhood and Local Centres in the hierarchy. Demand for Neighbourhood Centre floorspace within Baldivis is at 2012 estimated at 5,664m² and is forecast to almost triple by 2022. This will continue to drive demand for neighbourhood and local facilities within Baldivis. Demand for retail floorspace for the Baldivis Town Centre, just from Baldivis residents, is estimated at over 26,000m² based on anticipated market demand from forecast growth, with additional floorspace likely to be required for other mixed use elements. Additional demand from beyond the Baldivis trade area catchment would increase this floorspace demand and the Baldivis Activity Centre Structure Plan RSA concluded that market demand could support 35,900m2 of shop-retail floorspace in the Centre. Noting that the centre is likely to attract trade from residents outside Baldivis, it is likely that there will be potential for a higher level of retail floorspace at the centre in the longer term. A RSA, prepared in accordance with SPP4.2, will be required under any of the following circumstances: • Any proposal that facilitates major development, where that development results in an

expansion of floorspace in that Centre by more than 5,000m2 of shop/retail floorspace; • Any proposal that facilitates the development of a supermarket, being food, grocery and

associated uses greater than 1,000m2; • Any proposal that would result in the role and function of the Centre exceeding that of its

designation in the activity centre hierarchy (for example by the development of a department store within the District Centre).

The development of the Baldivis District Town Centre is guided by the City’s Planning Policy 3.2.4 and the Integrated Development Guide Plan adopted under TPS2. The Policy and Plan are supported by the Baldivis Activity Centre Structure Plan that was prepared under SPP4.2 by Urbis in 2012. 2.2.3 Warnbro District Centre The Warnbro District Centre, named ‘Warnbro Fair’ is located at the corner of Warnbro Sound Avenue, Palm Springs Boulevard and Halliburton Avenue in Warnbro. In the Rockingham Retail Structure Plan it was calculated that the floor area potential of the site, was 14,776m2 based on applying per capita floor area ratios from the Metropolitan Centres Policy

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(1991) to its delineation of the catchment, however, it approved a larger floor area of 18,307m2 on the basis that Rockingham Beach centre was not well placed to serve a district centre function and was likely to concentrate on tourist and entertainment retailing. In 1997 the Warnbro Fair Shopping Centre comprised a new centre of 10,942m2

NLA. It

features an internal mall and two major supermarkets as the attractors. The Council has approved an ultimate floor area of 18,307m2 based on plans of the proposal originally submitted. Notwithstanding the final staging suggested in the model in 2011, expansion of the centre is evidently scheduled for 2002 with the addition of a discount department store and 20 specialty shops. This addition would complete the centre to its approved size. The modelling in Section 5 indicates that by 2011 Warnbro District centre could accommodate of the order of 19,000m2. The core retailing and ancillary uses nominated for this centre are shown in the following table:- Table 2.1 – Warnbro District Centre (Strategy Map Centre Ref No.3)

Total Retail Floorspace

22,000m2 Location Comments

Core Retail 19,962m2 Lot 909 Shopping Centre – 3959m2 supermarket, 3205m2 supermarket, 3700m2 specialty shops, 6639m2 discount department store

Lot 910 140m2 retail liquor Lot 911 250m2 retail pharmacy 467m2 Lot 606 Previous endorsement for Core Retail – not as yet developed Nominated Ancillary Uses

500m2 Lot 916/907

Video Library (Video Ezy)

350m2 Lot 908 Fast Food Outlet (McDonalds) TBA Lot 915 Car Wash d/a valid until 12/04. No PLUC5 with car wash 200m2 Lot 602 Fast Food Outlet (KFC) 165m2 Lot 603 Convenience Store component of Service Station 115m2 Lot 604 Pharmacy component of medical centre 225m2 Lot 605 Clothing hire/ bridal (1/3 retail) TBA Lot 913 Lot undeveloped. Support for Ancillary Non Retail at some time

in future. Not currently included in the floorspace allocation 100m2 Lot 914 Convenience Store component of service station

2.2.4 Secret Harbour District Centre The proposed Secret Harbour District Centre is located within the Development Zone in the City of Rockingham Town Planning Scheme. As such it is subject to an approved structure plan. The Statement of Planning Policy recognises that the Indicative Development Plan (IDP) for Secret Harbour Town Centre discussed in Section 2.7.3 of the working report is conceptual and subject to change. Modelling in Section 5 of this report suggests that the first stage (to about 5,000m2) will only be viable around 2006. Stage 2 development to 15,000m2 will depend on timing of the extension of Warnbro Sound Avenue to Mandurah Road. Assuming this connection is completed by 2006, the modelling in Section 5 of the working report suggests that 15,000m2 will be viable by 2011. The objective of the IDP is to develop a town centre that will be the social, cultural, commercial and activity centre for Secret Harbour and its surrounding district. An integrated, distinctly urban

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townscape character is envisaged with a legible network of human scaled streets and public spaces defined by an ordered and generally contiguous framework of active street front buildings. 2.3 NEIGHBOURHOOD AND LOCAL SHOPPING CENTRES Neighbourhood and local centres are not defined by size in the Metropolitan Centres Policy (2000). For purposes of this study local centres will be taken as those with less than 1,000m2 NLA. Neighbourhood Centres will be those ranging in size for 1000m2 NLA to 4,500m2 NLA. The Metropolitan Centres Policy (2000) states that neighbourhood centres should be up to 4,500m2 NLA. Sizes appropriate to local centres are not indicated, nor is the transition for ‘local’ to ‘neighbourhood’. All centres will be included in the existing Commercial zone. In this Strategy the maximum size limit of 4,500m2 shop/retail NLA for large neighbourhood centres is supported. The locational requirements for neighbourhood centres is summarised below:- • Centres of between 3,500m2 and 4,500m2 depend on attracting major chain supermarkets

as anchor tenants to reach that size. The catchments required to generate acceptable turnovers for these chain supermarkets far exceeds neighbourhood spending potential. As such, it is the policy of such supermarkets (over 2000m2) to locate on major roads.

• Centres of, say 4,500m2 or larger, with a major chain supermarket can only be viable by serving a district rather than a neighbourhood role and, as such, compete directly with district centres. In an emerging retail shopping structure, as is the case in the developing areas of Rockingham, this can lead to substantial distortion to the planning shopping centre hierarchy.

• Recent retail location philosophy suggests that a viable centre needs to be able to harness a substantial ‘movement economy’ to ensure that its calculated trade is boosted by the passing trade. This means that large neighbourhood centres, if they are to be viable, will want to locate along major roads. A concentration of large neighbourhood centres plus district centres on these major spine roads, such as Warnbro Sound Avenue, Read Street or Nairn Road in the future would be disruptive to traffic and may defeat the objective of having a uniform distribution of local and neighbourhood centres conveniently accessible within each neighbourhood. Smaller centres, can, however, survive serving purely local daily convenience needs in central neighbourhood locations which is the intent of the Metropolitan Centres Policy (2000).

• In slow growing areas experience has shown that if large neighbourhood and district centres are allowed to concentrate on the spine roads, the retail potential of those sites less accessible and exposed have great difficulty attracting investment and are often turned over to other uses.

2.4 NEIGHBOURHOOD CENTRES POLICY PRECINCTS For Policy purposes neighbourhood and local centres have been divided into the five policy precincts as shown on in Figure 2.4.1 on the following page and summarised earlier in the report. These policy precincts are also shown in Figure 1 (Local Commercial Strategy map).

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The Metropolitan Centres Policy (2000) proposed that centres plans be prepared for Regional, District and ‘Main Street’ centres. It is recommended that this proposal also be applied to new neighbourhood centres in developing areas as part of the Development Approval process to demonstrate that the requirements of Appendix 1.1.3 of Appendix 3 of the Metropolitan Centres Policy (2000) have at least been taken into account. It is not proposed that these centre plans should be incorporated into the Town Planning Scheme. The City of Rockingham further acknowledges this need in its current Strategic Review of Local Centres Urban Streetscape Plans. 2.4.1 Precinct 1 – Rockingham This precinct comprises Rockingham, East Rockingham, Hillman, Cooloongup, Peron, Shoalwater, Safety Bay and Waikiki. Most of the area, with the exception of south east Waikiki (Traffic Zone 442 on Figure 5.1 in the working report) is developed. It comprises Precincts 1 & 2 of the Rockingham Retail Structure Plan. In the existing Retail Structure Plan – Statement of Planning Policy No.6.3, six existing neighbourhood and local centred are listed with a total floor area of 12,949m2 (Precincts 1 & 2 of that study), however, the modelling in this report has identified 19 such centres with a shop/retail floor area of 17,847m2 (see Table 5.13). The approved additions take the ultimate total approved shop retail floor area to 27,459m2. The modelling in Section 5 of the working report takes account of the population growth potential in this precinct. The results show that when taken in the context of the strategy for Rockingham City and Rockingham Beach District Centre (which will themselves have very substantial 'convenience' shopping floor area) the expansion is only 21,268m2. This is an increase of 3,421m2 over the existing but 6,191m2 less than the already approved expansions and new centres.

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With reference to the total size of centre shown in Table 2 above compared to the existing retail floor area it can be seen that in many centres, especially the older ones, a proportion of the existing floor area is not used for shop/retail (PLUC5). Under the provisions of the Town Planning Scheme shops are a permitted use and, in theory, some of the non-retail floor area could be again used for shops, thereby increasing the overall amount of NLA over that which has been modelled in Section 5 of the working report. In the circumstances where modelling shows more approved floor area than can be supported in the longer term, it is likely that some centres, particularly the older ones, will undergo transition away from retailing into service and allied commercial uses. This is not a bad thing, but is an indication that trading conditions in this area will be difficult for any existing tenants and shop owners in the future. The policy for lower order shopping centres in this area should therefore be conservative. The recommendations are contained in the following Table. The Table excludes Elanora Drive and Waikiki Village centres that are nominated centres with ancillary uses. The two centres have their uses listed separately.

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Table 2.2 – Recommendations for Neighbourhood and Local Shopping Centres in the Rockingham Precinct

Centre Name Map Ref Figure 1

Existing PLUC5 NLA

(m2)

Recommended Maximum PLUC

5 NLA (m2)

Comments

Shoalwater 6 5,212 4,559 Already exceeded approved NLA. Malibu 7 1,212 1,497 Contains 640m2 on Non-PLUC5*

floor area Safety Bay Centre 8 1,089 2,026 Contains 1,415m2 of Non-

PLUC5* floor area Cape Peron 9 0 2,000 Modelling indicates doubtful

potential for new centre Charthouse 10 n/a (2000)* 2,000 Grange Drive 11 3,097 Elanora Drive Nominated Centre for Ancillary Uses – See below Waikiki Village Nominated Centre for Ancillary Uses – See below Waikiki Hotel Site 19 1,495 not known Contains 1,683m2 of non-

PLUC5* floor area Bent Street Local 20 472 not known Local centre McLarty Local 21 210 not known Local centre Safety Bay Rd Local 22 839 not known Local centre Bell Local 23 230 not known Contains 360m2 non-PLUC5*

floor area Parkin Street Local 24 425 not known Contains 286m2 non-PLUC5*

floor area Fisher Local 24 100 not known Corner Store Dixon Road Mixed Business/ Industrial

26 &27 688 no maximum set See Section 2.10

Note* Planning Land Use Category 5 (PLUC5) is the group of retail uses which the Western Australian

Planning Commission has included in the Metropolitan Centres Policy (2000) which are to be included in calculation of allowable net lettable floor areas of shopping centres. There are many other uses frequently found in shopping centres that are not subject to these restrictions. However, the difficulty for the Council is that it is very difficult to prevent non-PLUC5 uses changing to PLUC5 uses over time if they are not taken into the original floor area calculations when a centre is approved.

Nominated Neighbourhood and Local Centres for Ancillary Uses

Table 2.3 – Elanora Drive (Strategy Map Centre Ref No.12) PROPOSED LOCAL COMMERCIAL STRATEGY FLOORSPACE (INCLUDING PLUC5)

Total Floorspace NLA

1650m2

Core Retail 1000m2 Including all tenancies on lot 20 including fast food outlets as follows: 1-4 840m2, 5 215m2, 6 210m2, 7 385m2. Nominated

Ancillary Uses 650m2

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Table 2.4 – Waikiki Village (Strategy Map Centre Ref No.13) PROPOSED LOCAL COMMERCIAL STRATEGY FLOORSPACE (INCLUDING PLUC5)

Total Floorspace NLA

8662m2

Core Retail 4578m2 Shopping Centre – supermarket, and specialty shops

Nominated Ancillary Uses

754m2 Within Shopping Centre – Video store, 2 restaurants, real estate office, travel agent, ATM

323m2 Convenience store and fast food component of freestanding Service Station

508m2 Two freestanding fast food outlets (253m2 and 255m2)

2.4.2 Precinct 2 – Warnbro/Port Kennedy This precinct, comprising Warnbro and Port Kennedy is a fast developing suburban residential area (in the Rockingham Retail Structure Plan this is Precinct 3). Four neighbourhood centres are listed namely Hokin Street Centre, a proposed Palm Lakes Centre, St Clair Centre and Palm Meadows Centre. The urban form and location of centres in this precinct has substantially been fixed. The Palm Lakes Centre that has a proposed size of 4,100m2 of shop/retail has been rezoned for residential purposes. The total approved floor area of the remaining 3 centres is 10,846m2. The modelling in Section 5 of this report indicated an ultimate potential of 10,254m2 for neighbourhood and local centres. Added to this there is already about 1,000m2 of shop/retail, as defined by PLUC5, in the Port Kennedy Business Park. Notwithstanding the deletion of the Palm Lakes Centre in Warnbro, just south of Safety Bay Road, there is still somewhat of an oversupply in this precinct which could become aggravated by development in the Port Kennedy Business Park. It should be noted that at the time of writing the St Clair centre has just been completed and still had a large number of vacancies of the specialty shops. The Palm Meadows centre is under half developed with 1,123m2 of occupied floor area and about 500m2 of vacant floor area at the time of writing. Based on population growth forecasts it will only be at 2011 that this precinct approached full development. Combined with the oversupply in Precinct 1 & 2 and taking account of the expansion planned at Rockingham City, Rockingham Beach and Warnbro District Centre, a conservative approach to new centres or further expansion of existing centres in this precinct is recommended until trading conditions for the new centres has stabilised. The recommendations are contained in the following Table. The Table excludes Palm Meadows which is a nominated centre with ancillary uses. This centre has its uses listed separately.

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Table 2.5 – Recommendations for Neighbourhood and Local Shopping Centres in the Warnbro/Port Kennedy Precinct


Existing PLUC5 NLA

(m2)

Recommended Maximum PLUC5

NLA (m2)

Comments

Hokin Street 14 1,891 1,891 Current NLA marginally exceeds previous RRSP

St Clair 16 3,500 5,000 New centre just opened, under-trading, some shops being converted to other

uses Palm Meadows Nominated Centre for Ancillary Uses – See below St Michel Local centre Port Kennedy Business Park

50

30

0

950

1,200

Not Fixed

Planned new centre

No limit to quasi-retailing even though technically PLUC5. See Section 2.7

Table 2.6 – Palm Meadows (Strategy Map Centre Ref No.17) PROPOSED LOCAL COMMERCIAL STRATEGY FLOORSPACE (INCLUDING PLUC5)

NLA Site Comments Total Floorspace

5966m2

Core Retail 3800m2 Lot 9 Shopping Centre

Non-PLUC5 380m2 Lot 9 10% office floorspace to Shopping Centre – not included in retail NLA calculations – See notes on convertibility to retailing above

Nominated Ancillary Uses

550m2 Lot 3 Convenience Store, fast food outlet, video library

350m2 Lot 8 Pharmacy and retail (hairdresser)

100m2 Lot 10 Bottle shop Retail

TBA Lot 11 Lot undeveloped. Support for Ancillary Non-Retail Use at some time in the future. Not currently included in the floorspace allocation


380m2 Lot 13 Fast food outlet (Red Rooster and Fish n Chips)


786m2 Lot 16 Convenience Store/Take away food & video & showroom bait shop

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2.4.3 Precinct 3 – South Coastal The South Coastal precinct comprises Secret Harbour, Golden Bay and Singleton. The population in this precinct is still quite low at 7,100 in 2001, however growth is expected to accelerate with a doubling of the population by 2011. At present the precinct is poorly served with shopping. There are 4 existing local centres with a combined total floor area of 1,500m2. Most people must travel upwards of 10 kilometres to reach their first major supermarket. The situation should substantially improve over the next 10 years. Current approved plans identify 12,990m2 in four neighbourhood and four local centres. Modelling in Section 5 of this report estimate an ultimate potential for neighbourhood and local centres shop/retail floor area of 12,904m2. However this potential is unlikely to be realised before 2016 at the earliest. It would therefore be premature at this time to be considering significant increase to existing centres of new centres in this precinct. The recommendations are contained in the following Table. Table 2.7 – Recommendations for Neighbourhood and Local Shopping Centres in the South Coastal Precinct


Existing PLUC5 NLA

(m2)

Recommended Maximum PLUC5

NLA (m2)

Comments

Golden Bay (Dampier Dr) 18 772 1,220 Contains 325 m2 non-PLUC% floor area

Foreshore Village (Secret Harbour)

31 480 Subject to Section 1.16 below

Tourist retail subject to the discretion of Council

Mandurah Road 32 150 150 General Store attached to Service Station

Golden Bay South 33 100 100 Corner Store Singleton 34 0 1,000 Subject to Centres Plan Bayshore Gardens 35 0 3,000 Subject to Centres Plan Golden Bay East 36 0 3,540 Subject to Centres Plan Singleton East 37 0 5,300 Subject to Centres Plan

2.4.4 Precinct 4 – Baldivis This section was reviewed in 2012 to incorporate the recommendations of State Planning Policy 4.2 – Activity Centres for Perth and Peel (SPP4.2). The identification of floorspace maximums for neighbourhood and local activity centres has resulted in an undersupply of retail floorspace for residents. Recently, SPP4.2 adopted a more flexible approach for Centres, particularly encouraging mixed-use development and the need to identify and assess the role and function of the Centre rather than a specific size of the centre in terms of retail floorspace. Specific maximums on Neighbourhood and Local Centres in Baldivis have been removed, with a revised focus on the role and function of each Centre. The role and function of these Neighbourhood and Local Centres is detailed in Table 2.8, providing an overview of the key features of each Centre type within the hierarchy including a review of the typical floorspace, ideal catchment population, common anchor tenants and other forms of activities.

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Table 2.8 – Neighbourhood and Local Centre Descriptions in the Baldivis Precinct Level in hierarchy Neighbourhood Centre

(NC) Local Centre (LC)

Approximate catchment served

5,000 to 20,000 residents Up to 5,000 residents, walkable catchments

Typical floorspace provision

Generally 4,500m2 to 10,000m2

Generally less than 1,500m2

Typical retail anchor tenants

Comparison, weekly and convenience services including a supermarket (variety of sizes including full, mid-size and discount offer), range of specialty stores and personal services.

Convenience shops, limited specialty stores, personal services.

Supermarkets generally not appropriate for local activity centres.

Potential mix of uses Local service and commercial facilities, including banks, post office, real estate agents and local commercial.

Medium density and shop-top residential.

Local professional services.

Shop-top housing.

Baldivis Centres NCs play an important ‘community’ based role in servicing the every-day needs of residents who live within close proximity to the centre.

Existing and Proposed Centres in Baldivis include:

- Tuart Ridge

- Stargate (Precinct E)

- Baldivis North

- The Spud Shed

- Settlers Hills

- Parkland Heights

LCs provide convenience shops or a small strip of shops serving a walkable catchment.

Further LC development within Baldivis will not impact on the achievement of an appropriate hierarchy, and is encouraged as an overall net community benefit will result if additional LCs are established.

It is noted that the development feasibility of LCs is very difficult to achieve, and any development without a major anchor (such as a supermarket) should be viewed favourably.

A Retail Sustainability Assessment (RSA), prepared in accordance with SPP4.2, will be required under any of the following circumstances: • Any proposal that facilitates an expansion of shop/retail floorspace in a Neighbourhood

Centre by more than 3,000m2, except where the total shop/retail floorspace of that centre will be less than 6,000m2; and

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• Any proposal that would result in an alteration to the role and function of that centre in the hierarchy of centres (e.g. by the development of a supermarket in a Local Centre or a department store in a Neighbourhood Centre).

The RSA needs to outline: • A need or demand for Centre floorspace provision to serve the identified catchment; • The current and forecast population level within the catchment for the next 5 to 10 years; • Depending on the land use proposed, the assessment should highlight key demand

factors, such as spending (retail), jobs (commercial), etc; • Show where the proposed Centre provision would fit within the hierarchy; • Indicate the existing major competing supply serving the catchment; • Provide details of any other proposals for new or expanded development which could

have an effect on the viability of what is proposed; • Indicate whether there are any existing gaps which the proposal will fill; and • Provide details, where required by the City, on any relevant alternative sites to proposed

site, and demonstrate how the proposed site is the preferred site for the proposal. Expansion outside of the designation for Activity Centres should be considered in cases which: • There is an assessment of the expected impact/trading effect on existing Centres; • There is a demonstration of the extent to which the proposal is expected to lead to an

overall improvement in the provision of facilities; • An assessment is undertaken of the estimated employment outcome, including any loss

of employment within other Centres; • Significant net employment is generated during construction and operation; • The Centre contributes to public transport usage; • There is an increase in the choice and competition provided to the community –

particularly for retail uses; • There is a contribution to other community-related goals such as social interaction and

safety; and • There has been a consideration where appropriate of other factors such as traffic and

parking impacts, amenity, etc. If, after a period of time satisfactory to the City, it can be shown that a Local Centre is not commercially viable and the deletion of the Centre will not significantly compromise access to commercial facilities in the locality, the City may permit the site to be developed for a non-commercial use. Detailed Area Plans should be prepared for all new Neighbourhood and Local Centres to guide the orderly development of the Centre in accordance with SPP4.2. An Activity Centre hierarchy is required to be more flexible to respond to the needs of residents, with the opening of market need and gaps. The Baldivis hierarchy is depicted in the Figure 2.4.2.

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2.4.5 Precinct 5 – Karnup There are no existing retail facilities in Karnup. The Rockingham Retail Structure Plan has not developed a policy for retailing in Karnup. It was included into the Baldivis area (Precinct 5 in the Rockingham Retail Structure Plan). For the purposes of this Strategy Karnup includes the southern part of Baldivis between Stakehill Road and Sixty Eight Road. The whole area is comprised mostly special rural subdivision. Population projections for the area show a current population of 980 rising to only 4000 by 2011 and 9,600 by 2021. The ultimate population is estimated at about 31,000 to be reached some time after 2031. In this respect it is still too early to formalise a retail structure plan for the area. There is no retail structure plan for Karnup. The population projections in Appendix 1 indicate development of this area is a long way off and will be slow, however, the model indicates that ultimately a small District Centre of about 13,000m2 may be required in addition to the 28,600m2 of neighbourhood shopping floor area. Otherwise it could be ultimately re- allocated to Secret Harbour, which the unconstrained model indicates easily has the potential. As has been stated in the discussion about District Centres, if no district centre is provided in Karnup, the Secret Harbour district centre will ultimately (but not for a considerable time) have potential to expand beyond 15,000m2. No specific recommendations are made for the retail structure of Karnup at this time, pending the production of an urban structure plan for the area. This is unlikely for the foreseeable future because of the widespread existing rural residential uses will make it difficult for urban uses to penetrate, however, it is recommended that proponents of existing or new shopping centres outside Karnup are not permitted to include future urban potential in the Karnup area into their trade calculations to justify new centres or expand existing ones - until such time as a formal retail structure plan for the whole of Karnup has been adopted. 2.5 ANCILLARY USES Table 1.1 on Page 4 of this report, taken from the Metropolitan Centres Policy (2000), identifies ancillary uses (to the core shop/retail PLUC 5 floor area) appropriate at each level of the shopping centre hierarchy. The policy envisages larger offices, commercial recreation and entertainment (cinemas etc.), administrative and community functions being concentrated at the larger centres. Ancillary uses would also include taverns, restaurants, medical centres and fast food outlets. It must be noted, that with the exception of the nominated centres where ancillary uses are excluded from calculations of retail NLA, ancillary uses included in the list of PLUC5 uses in Appendix 4 of the Metropolitan Centres Policy 2000, must be included in floorspace limits placed on the centre. The Council will have the discretion of nominating any uses as ancillary for purposes of calculating exclusions from retail limits provided these uses meet the criteria given under Section 2.0. The Metropolitan Centres Policy (2000) also makes provision of ancillary facilities at the neighbourhood shopping level including small offices, local services and community facilities. Such facilities should be supported in new centres, or proposed expansions, provided it can be

LUP/1265-05; D18/228403


demonstrated to the satisfaction of the Council, by way of a centre plan, that such uses are consistent with the scale and neighbourhood function of the centre. The issue is different for existing centres where uses change within the centre. It is evident from an analysis of shopping at the neighbourhood and local level in Rockingham from the Ministry for Planning commercial surveys of 1991, 1993 and 1997 that in the older areas there is a continual evolution of uses in centres, in many instances away from retailing. This changing pattern of uses into and out of retailing uses will continue as centres age, leases expire, tenants and ownership change and trading patterns shift. There is very little that can be done in a policy sense to stipulate what sorts of ancillary uses should go into centres other than stipulating that shop/retail (PLUC 5) floor area should not be exceeded. 2.6 HOMESTORES AND GENERAL STORES The role of the traditional home or corner store is being taken over by small independent supermarkets with extended trading hours. Service stations, also, are changing from being fuel suppliers to being the local ‘open all hours’ convenience stores. The current Rockingham Retail Structure Plan makes provision for homestores and general stores. It is recommended that these provisions be retained because they could be useful in new developing residential areas and low density rural residential areas. The guidelines for the development of homestores are as follows:- (i) Homestores should cater for local residents daily convenience shopping needs, for

example serving delicatessen and newsagency roles. (ii) The store should be physically attached to a residence with the occupier of the residence

operating the store. (iii) The maximum retail NLA should not exceed 150m2 and a minimum site area of 1,500m2

to enable car parking and landscaping. The site should generally be corner locations and the design should minimise impact on adjacent residential properties.

(iv) Sites should not be developed within 1 kilometre by road of each other and should be in

excess of 1.5 kilometres by road from established or proposed shopping centres or other related commercial activities (fast food outlets, service station convenience stores etc.) unless circumstances justify a lesser distance to Council’s satisfaction.

The following guidelines apply to general stores:- (i) General stores should be permitted only in rural areas and should be geared to service

the needs of the rural community. They may carry a wide range of merchandise ranging from hardware, farm supplies to foods and newsagency.

(ii) They may be located preferably at the junctions of major rural regional or district roads

and may be co-located with service stations and other rural commercial activities, or complementary non-rural uses such as caravan parks and tourist facilities.

(iii) The maximum floor area should not exceed 150m2 and the site area should not be less

than 1500m2 unless circumstances justify different area to Council’s satisfaction.

LUP/1265-05; D18/228403


(iv) General stores should not be located within 5 kilometres radius of any other existing or planned general store or shopping centre unless it can be demonstrated to Councils satisfaction that lesser distances should apply.

2.7 TOURIST RETAIL/COMMERCIAL This Local Commercial Strategy does not attempt to recommend levels of ‘retail’ floorspace for tourist developments but given Rockingham’s tourist role and recurring proposals for tourist orientated development, it is recommended the Local Commercial Strategy provide Council with the discretion to permit tourist orientated retail facilities (e.g. craft shops, cafeterias, markets, specialist boutiques etc.) within the development where it can be demonstrated that a proposal is clearly orientated to the tourist market (e.g. Rockingham beachfront, Cape Peron Marina, Port Kennedy, Secret Harbour), and such ‘retail’ facilities will not provide ‘traditional’ convenience type activities (i.e. supermarkets or discount department stores). 2.8 SERVICE COMMERCIAL The Metropolitan Centres Policy (2000) recognises mixed business as an important part of the commercial fabric within the metropolitan area and suggests (in Clause 5.2) that ‘Mixed Business’ Zones be included into Town Planning Schemes along with ‘Regional Centre Zones’, ‘District Centre Zones’ and ‘Local Centre Zones’. In the City of Rockingham Town Planning Scheme (Review) No. 2 the Service Commercial Zone is the closest equivalent to the Mixed Business zone. The Special Commercial Zone is more restricted and orientated to medical, health and community type establishments that have a role within residential areas. It is recommended that in Town Planning Scheme No. 2 review, the Service Commercial Zone reflect the intentions for the Mixed Business Zone in the Metropolitan Centres Policy (2000). Permitted (or AA) uses should accord with, but not be restricted to, the following definition: At Clause 4.1.15 the Metropolitan Centres Policy (2000) states:

The Model Scheme Text manual identifies the following about a mixed business zone.

From this is can be deduced that size rather than type defines what is appropriate in mixed business area. For example, retail warehouses, such as Harvey Norman and ‘Toys R Us’, Dick Smith Electronics and many others sell most goods covered by the shop/retail (PLUC 5) definition of retail floor area. Hypermarkets are very large combined discount department

LUP/1265-05; D18/228403


stores/supermarkets (up to 20,000m2 NLA) with the same merchandising techniques. Both of these elements are shop/retail (PLUC 5) for policy purposes. This Strategy endorses Clause 1.1.5 of Appendix 3 of the Metropolitan Centres Policy (2000) which states:

And

In the modelling carried out in Section 5 of the working report there was no additional retail floorspace (PLUC 5) potential identified which could be allocated to new Mixed Business Zones in the proposed Town Planning Scheme No.2, or to the existing Service Commercial and Service Industry Zones in Town Planning Scheme No.1, however, given common practice through the Perth Metropolitan Region, it is recommended that:- • Development proposals for mixed business uses including, retail warehouses and other

large retail stores, other than ‘traditional’ large stores such as supermarkets, discount department stores and department stores, be allowed located in these Zones – at the discretion of the Council.

• The floor area should not be counted within the floorspace guidelines in the Metropolitan Centres Policy (2000) where the use occurs in land zones Mixed Business (or an equivalent Zone) in the Town Planning Scheme.

• The floor area should not be counted within the recommended floor area provision in designated shopping centres in this Strategy, provided it occurs on land zoned Mixed Business (or an equivalent zone) in the Town Planning Scheme. This applies especially to Rockingham City Centre and to the future Baldivis Town (District) Centre and the Secret Harbour Town (District) Centre.

Proposals for Special Commercial uses, as defined in the City of Rockingham Town Planning Scheme Review No.2 are not normally retail. The scale and location of such proposals should be considered more in the context of urban amenity and need then on commercial principles. 2.9 OFFICE DEVELOPMENT The City of Rockingham has produced an Office Location Strategy (undated) in support of Town Planning Scheme No.2 Review. This Strategy has been reviewed for this Local Commercial Strategy and is not inconsistent with the objectives of the Metropolitan Centres Policy (2000) discussed below. It makes recommendations on some matters of detail and some special circumstances applicable in Rockingham not covered by the Metropolitan Centres Policy (2000) that are endorsed for purposes of this Strategy. The Metropolitan Centres Policy (2000) requires that office location be addressed as part of Local Authority Local Commercial Strategies. The objectives and planning requirements for the location of offices contained in the Metropolitan Centres Policy (Section 2.1 of Appendix 3) are adopted as part of this Strategy. The Section (2.2) relating to supporting information should only apply in the event that there is a new office proposal as a location not contemplated by this Strategy.

LUP/1265-05; D18/228403


With regard to Rockingham it is specifically recommended that:- • Major office development should be located in Rockingham City Centre or the

Rockingham Beach District Centre. For purposes of office location (and employment in general) Rockingham Beach should be considered an extension of the Rockingham City Centre (rather than a competitor).

• Minor office developments, such as professional offices, should be located at District Centres in locations defined on approved centre plans. Only minor ancillary office uses serving a neighbourhood or local function should be located at neighbourhood and local centres. (Note that this is not meant to frustrate home business type office uses).

• Medical centres, veterinary clinics and suchlike should not be classified as offices for location purposes. They should be permitted to locate as outlined in the Land use Table in Town Planning Scheme No.2 (Review).

• Free standing office parks should not be promoted at this stage in Rockingham’s centres development. To do so would detract from the development potential of designated centres, especially the City Centre.

• Office floor area should not be counted in the centres recommended floor area limit provided they are developed in such a way as not to permit easy conversion to shop uses.

• Home based offices should be promoted provided the intensity, scale and character does not affect the surrounding residential amenity. In this regard the Council should encourage home design which facilitates home office use as an emerging social employment trend.

2.10 CONCULSIONS The purpose of this Local Commercial Strategy is to provide the basis for appropriate provisions to be provided in Town Planning Scheme No.2 that will guide the continuing evolution and development of the commercial structure of Rockingham. This Local Commercial Strategy endorses the hierarchy of existing centres and future centres that have been planned for Rockingham and which are reflected in Table 2. The policies that have guided the developed of the Rockingham City Centre and the IDPs which will guide the development of the future district centres are sound. The retail modelling undertaken for this Local Commercial Strategy found very little difference in the amount of floor area that could ultimately be supported at all levels of the existing and planned shopping centre hierarchy in Rockingham, from previous studies. If there was a difference, it was rather in the timing of when centres in different locations would become viable to commence development and reach full planned size. The modelling in this exercise has tended to be less optimistic than was indicated in the IDP for some centres, particularly Baldivis District Centre. This is due the less optimistic (slower) forecasts of population growth than was envisaged in the District Structure Plans.

LUP/1265-05; D18/228403


3.0 STRATEGY ADOPTION 3.1 ADOPTION OF LOCAL PLANNING POLICY This Local Commercial Strategy is intended to become, upon adoption by the Council and endorsement by the Western Australian Planning Commission, a Local Planning Strategy in terms of Part 2 of the Model Scheme Text. The process for consideration and approval of this Local Commercial Strategy is contained in Chapter R6 of the Working Report. Consistent with the Metropolitan Centres Policy (2000), and upon gazettal by the Western Australian Planning Commission, this Local Commercial Strategy will provide a strategic basis to guide development, rezoning and structure planning applications that will promote the achievement of an appropriate hierarchy of centres for the City of Rockingham. The City of Rockingham considers that because the process for the Review of Town Planning Scheme No. 1 is already advanced, it would be expeditious to advertise this draft Local Commercial Strategy for two months to be assessed concurrently with the request for final approval of the review of Town Planning Scheme No.1. Should the Council endorse this Local Commercial Strategy prior to the gazettal of Town Planning Scheme No. 2 (which gives it effect), the Council should, as an interim measure, adopt this Strategy as a Statement of Planning Policy to the current Town Planning Scheme No. 1.

LUP/1265-05; D18/228403


4.0 INCORPORATING THE STRATEGY INTO THE SCHEME The City of Rockingham has prepared its Town Planning Scheme No.2 that has been advertised. The intention for the Local Commercial Strategy is therefore one of testing then findings and recommendations of the Strategy against the provisions already incorporated into the Town Planning Scheme Review. The provisions of Town Planning Scheme No. 2 Review are generally consistent with the objectives of both the Model Scheme Text and the Metropolitan Centres Policy (2000) although zones names and the wording of scheme clauses relating to retail and commercial development are not directly comparable. 4.1 NEW ZONES IN TOWN PLANNING SCHEME REVIEW The Metropolitan Centres Policy9 (MCP) required that the MST guidelines be considered in classifying zones for each centre in the City of Rockingham Town Planning Scheme Review. The City of Rockingham incorporates the following zones of relevance to the Local Commercial Strategy:- • City Centre • Waterfront Village • Baldivis District Centre • Commercial • Special Commercial • Service Commercial • Special Use The City of Rockingham has chosen to adopt two specific zones, namely the Waterfront Village and Baldivis District Centre Zones, rather than use the Commercial Zone because of specific local area issues that are more appropriate to administer through zoning controls in the Town Planning Scheme. Essentially, however, the above zones, particularly the Commercial Zone, endorse a hierarchy of centres, as envisaged in the Metropolitan Centres Policy (2000) (Table 1.1) and are consistent with the objectives of the Model Scheme text. In the administration of the new Town Planning Scheme it is vital that the significance of the Rockingham City Centre be emphasised as the Strategic Regional Centre but to retain its current status as a City Centre zone. As mentioned, the City of Rockingham wishes to retain the Waterfront Village and Baldivis District Centre Zones as unique zones reflecting the unique planning issues affecting them. The City of Rockingham believes that the other District Centres such as Warnbro Fair and Secret Harbour can be retained in either the Commercial Zone or the Development Zone, provided the objectives for each are consistent with adopted structure plans and endorsed through this Local Commercial Strategy. 9. Statement of Planning Policy No.9 prepared by the WA Planning Commission under section 5AA of the TP & Dev

Act 1928

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The balance of commercial areas should be included in the Commercial Zone. These smaller areas include a variety of sized centres from small corner stores up to neighbourhood centres. Areas designed to cater for a mixture of business, storage, distribution and other retail activities should be included in the Service Commercial Zone (equivalent to the Mixed Business Zone contemplated in the Metropolitan Centres Policy (2000). There areas are indicated on the Local Commercial Strategy map (Figure 1). The service commercial areas are not intended to cater for retail activities that may complete with other centres. The only retail to be permitted includes a deli or lunch bar to service the needs of the local workforce. Generally, only non-retail uses complementary to residential areas such as consulting rooms, medical centres and the like and compatible professional offices should allowed in the Special Commercial Zone. Technically these would be outside the formal shopping centre hierarchy although they are commercial establishments. 4.1 METROPOLITAN CENTRES POLICY PROVISIONS RELATING TO USE AND

DEVELOPMENT IN ZONES As stated above the review process for Town Planning Scheme No.2 is will advanced. The MCP provisions relating to use and development in Zones may have been required in the Scheme if the review process had not already been initiated. The Council considered that the MCP provisions in this regard are too different from the advertised provisions and it is recommended that the advertised Scheme Provisions be retained.


Existing PLUC 5 nla

(m²)

Recom’d Maximum

PLUC 5 (m²) Rockingham City

Centre 1 51,105 94,000

Rockingham Beach District Centre 2 9,779 18,250

Shoalwater 6 5,212 4,559 Malibu 7 1,212 1,497

Safety Bay Centre 8 1,089 ,2023 Cape Peron 9 0 2,000

Charthouse 10 n/a (2000)* 2,000

Grange Drive 11 1,704 3,097 Elanora Drive 12 1,650*⁵ Waikiki Village 13 5,378 8,662*⁶

Waikiki Hotel Site 19 1,495 No retail expansion

Bent Street Local 20 472 No retail expansion

McLarty Local 21 210 No retail expansion

Safety Bay Rd Local 22 839 No retail expansion

Bell Local 23 230 No retail expansion

Parkin Street Local 24 425 No retail expansion

Fisher Local 25 100 No retail expansion

Dixon Road Mixed 26 & 27 688 No retail

expansion Business/Industrial Enterprise Way

Mixed Business/Industrial 27 Not known No retail

expansion


Existing PLUC 5 nla

(m²)

Recom’d Maximum

PLUC 5 (m²) Secret Harbour Town

(District) Centre 5 0 15,000

Golden Bay (Dampier Drive) Foreshore

Village (Secret Harbour)

18 772 1,220

31 480 subject to section 2.9

Mandurah Road 32 150 150 Golden Bay South 33 100 100

Singleton 34 0 1,000 Bayshore Gardens 35 0 3,000 Golden Bay East 36 0 3,540 Singleton East 37 0 5,300

Centre Name

Map Ref

Figure 1

Existing PLUC 5

nla (m²)

Recom’d Maximum PLUC

5 (m²)

Centre 1 40 0 The centres modelled were hypothetical. No specific centre locations or sizes are recommended at this time.

Centre 2 41 0 Centre 3 39 0 Centre 4 38 0


Existing PLUC 5 nla (m²)

Recom’d Maximum

PLUC 5 (m²) Warnbro Fair District

Centre 3 11,107 19,962 *⁴

Hokin Street 14 1,891 1,891 St Clair 16 3,500 5,000

St Michel 50 0 1,200 Palm Meadows 17 1,123 5,966 *⁷ Port Kennedy Business Park 30 950 Not fixed

NORTH

NOT TO SCALE

Note: The legend is not to be taken as a representation of the Metropolitan Region Scheme or the Town Planning Scheme

Precinct 1 - Rockingham

Precinct 3 – South Coastal

See Strategy Text

*⁴ Subject to Table 2.1

*⁵ Subject to Table 2.3

*⁶ Subject to table 2.4

*⁷ Subject to Table 2.6

LEGEND URBAN

FUTURE URBAN

ROCKINGHAM CENTRE COMMERCIAL COMPLEX (1997)

MIXED BUSINESS

INDUSTRIAL ZONE

NON URBAN AREAS

FUTURE DISTRICT CENTRES

NEIGHBOURHOOD & LOCAL CENTRES

FUTURE NEIGHBOURHOOD & LOCAL CENTRES

FUTURE RAILWAY STATION

FUTURE RAILWAY

PRECINCT BOUNDARY

Precinct 5 – Karnup

Precinct 2 – Warnbro/Port Kennedy

CITY OF ROCKINGHAM

LOCAL COMMERCIAL STRATEGY March 2004 PLANWEST (WA) Pty Ltd & BELINGWE Pty Ltd Figure 1

Precinct 4 – Baldivis: Refer to Figure 2.4.2



Recom’d Maximum

PLUC 5 (m²) Warnbro Fair

District Centre 3 11,107 19,962 *⁴

Hokin Street 14 1,891 1,891 St Clair 16 3,500 5,000

St Michel 50 0 1,200 Palm Meadows 17 1,123 5,966 *⁷ Port Kennedy Business Park 30 950 Not fixed



Recom’d Maximum

PLUC 5 (m²)

Rockingham City Centre 1 51,105 94,000

Rockingham Beach District Centre 2 9,779 18,250

Shoalwater 6 5,212 4,559

Malibu 7 1,212 1,497

Safety Bay Centre 8 1,089 2,026

Cape Peron 9 0 2,000

Charthouse 10 n/a (2000)* 2,000

Grange Drive 11 1,704

3,097

Elanora Drive 12 1,650*⁵

Waikiki Village 13 4,578 6,163*⁶

Waikiki Hotel Site 19 1,495 No retail expansion

Bent Street Local 20 472 No retail expansion

McLarty Local 21 210 No retail expansion

Safety Bay Rd Local 22 839 No retail expansion

Bell Local 23 230 No retail expansion

Parkin Street Local 24 425 No retail expansion

Fisher Local 25 100 No retail expansion

Dixon Road Mixed 26 & 27 688 No retail expansion Business/ Industrial

Enterprise Way

Mixed Business/ Industrial 27 Not known

No retail expansion



Recom’d Maximum

PLUC 5 (m²) Secret Harbour Town (District)

Centre 5 0 15,000

Golden Bay (Dampier Drive)

Foreshore Village (Secret Harbour)

18 31

772 480

1,220 Subject to Section 2.9

Mandurah Road 32 150 150 Golden Bay South 33 100 100

Singleton 34 0 1,000 Bayshore Gardens 35 0 3,000 Golden Bay East 36 0 3,540 Singleton East 37 0 5,300 Centre Name Map Ref

Figure 1


Recom’d Maximum

PLUC 5 (m²) Centre 1 40 0 The centres

modelled were

hypothetical. No specific

centre locations or

sizes are recommende

d at this time.

Centre 2 41 0 Centre 3 39 0 Centre 4 38 0

Figure 5.1 March 2004 PLANWEST (WA) Pty Ltd & BELINGWE Pty Ltd

CITY OF ROCKINGHAM LOCAL COMMERCIAL STRATEGY

URBAN

FUTURE URBAN

ROCKINGHAM CENTRE COMMERCIAL COMPLEX (1997)

MIXED BUSINESS

NON URBAN AREAS

FUTURE DISTRICT CENTRES

NEIGHBOURHOOD & LOCAL CENTRES

FUTURE NEIGHBOURHOOD & LOCAL CENTRES

FUTURE RAILWAY STATION

PRECINCT BOUNDARY

INDUSTRIAL ZONE

FUTURE RAILWAY

STRATEGIC REGIONAL CENTRE

DISTRICT CENTRES

Precinct 2 – Warnbro/Port Kennedy

Precinct 5 - Karnup

Precinct 4 – Baldivis: Refer to Figure 2.4.2

See Strategy Text

*⁴ Subject to Table 2.1

*⁵ Subject to Table 2.3

*⁶ Subject to table 2.4

*⁷ Subject to Table 2.6

Precinct 1 - Rockingham

LEGEND

Precinct 3 – South Coastal

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Planning Policy No.3.1.2 - Local Commercial Strategy

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