11.2 sustainable development · 2017. 4. 6. · flood: rps environment not permitted. please...

SHIRE OF AUGUSTA MARGARET RIVER ORDINARY COUNCIL MEETING 12 APRIL 2017

11.2 Sustainable Development 11.2.1 IN PRINCIPLE SCHEME AMENDMENT – LOT 632

WALLCLIFFE ROAD, MARGARET RIVER

Attachment 1 – Structure Plan

632

100

101

5003

102

103

106105

43

104

501

41

42

562

561

37

40

38

39

4947

260

31

36

81

32

48

47

46

45

70

72

69

79

80

35

76

71

6766

44

68

74

75

73

3334

155

1002155

WALLCLIFF

E ROAD

KARR

ILO

OP

MANSFIELD AV

3799 m²

1.08 ha

2871 m²

3645 m²

1228 m²

1337 m²

2474 m²3074 m²2586 m²

1812 m²

1070 m²

1369 m²

1674 m²

1617 m²

14558 m²

7721 m²

6635 m² 5558 m²

2663 m²

2532 m²

2356 m²

1794 m²

1617 m²

2746 m²

2525 m²

2560 m²

3039 m²3156 m²

3123 m²

2711 m²

9288 m²

8

9

18

17

13

14

15

16

19

20

1

2

24

23

22

21

11

7

6

5

4

10

30

29

28

27

26

1682 m²

12

P.O.S.

P.O.S.

P.O.S.

1615 m²3

1239 m²P.O.S.

2440 m²31

19.32 ha25

Note:

All Lot Numbers, Dimensions and Areas areapproximate only, and are subject to surveyand Council approval.

Dimensions have been rounded to thenearest 0.1 metres.

The boundaries shown on this plan shouldnot be used for final detailed engineersdesign.

Source Information:

Site boundaries: LandgateAdjoining information: LandgateContours: LandgateEnvironment constraints: EcosystemsSolutions, 2016Flood: RPS Environment

not permitted. Please contact the author.Unauthorised reproduction or amendment

COPYRIGHT PROTECTS THIS PLANC +61 8 9211 1111 +61 8 9211 1122

PO Box 170, West Perth WA 6872.

Level 2, 27-31 Troode Street West Perth, WA, Australia, 6005

ACN 140 292 762ABN 44 140 292 762

TFW

RPS Australia East Pty Ltd

rpsgroup.com.au

JJ ARCHIBALD & CO.LOT 632 WALLCLIFFE RD

MARGARET RIVER

PRELIMINARYCONCEPT PLAN

132630 D

LegendSubject Site BoundaryCadastreCarriagewaysLotsBushfire BAL 29 limitPublic Open Space21m Building Protection ZoneBuilding EnvelopePotential Flood Prone AreaWaterwaysEmergency Access Way (8m reserve)Potential Significant TreeSignificant Fauna - Quinda signsSignificant Fauna - Other

SHIRE OF AUGUSTA - MARGARET RIVER

Formalise accessthrough reserve to

Wallcliffe Road

Tourist DevelopmentB&B or guest house located

within Building Envelope


11.2 Sustainable Development 11.2.2 SCHEME AMENDMENT 51 AND RELATED STRUCTURE

PLAN FOR FINAL APPROVAL – DEVON DRIVE, MARGARET RIVER

Attachment 1 – Proposed Structure Plan

55

40

58

40

40

36

36

40

2.00ha

392 1.00ha

391

58

COMMON PROPERTY 1108m²

29

45

51

16

37

371

9690m²

40

50

50

40

9620m²

372

373.0060ha

50

40

373

9642m²

50

40

63

343

352

1238

353

36

42 41

9

37

13

14

26

14

30

13

29 21 18

27

30

23.7

subject to final survey.All areas and dimensions shown on this drawing are

this drawing.person acting on any visual impression gained from for any loss or damage which may be sustained by any Liability is expressly disclaimed by Halsall & Associates

The right is reserved to change the plan at any time.disclaim any responsiblity for any errors or omissions. associated with the proposed property development this document by Halsall & Associates, all parties Although care has been taken on the compilation of

part thereof) of any kind whatsoever.constitute an invitation, agreement or contract (or any meeting client specifications. The drawing does not This concept has been prepared for the purpose of

LEGEND

ORIGINAL LANDHOLDING

N

371238

343

352

353

36 392 391

63

10

9

55

PLAN NOTATIONS

PROPOSED BUILDING ENVELOPE

PROPOSED BOUNDARY

PROPOSED VEGETATION SCREEN

EXISTING BUILDING / STRUCTURE

COMMON PROPERTY

ACCESS TO EMERGENCY ACCESSWAY

in accordance with AS3959.

require construction to a higher standard

designated bush fire prone area and will

Construction of future dwellings is in a

the Fire Management Plan;

The implementation of the relevant stage of

No. 1:

addition to the provisions of Local Planning Scheme

All development shall comply with the following in

of the Fire Management Plan.

Requires implementation of the relevant stage

in Devon Drive;

Require a contribution towards infrastructure

which:

Planning Commission that conditions are applied

will recommend to the Western Australian

At the subdivision approval stage, the Council

Subdivision RequirementsA.

B. Development Requirements

PROPOSED STRUCTURE PLAN BOUNDARY

EXISTING OUTBUILDING

EXISTING RESIDENCE

ACCESSWAY

TO EMERGENCY

THROUGH ACCESS

DE

VO

N

DRIV

E

Scale:

Date:

Revision No:

Title:

B

1:1,500@A3

land development & visuals0408 820 001

[email protected]

150

metres

30 45 60

DE

VO

ND

RIV

E

DECEMBER 2016

LOTS 37, 391 & 392 DEVON DRIVE, MARGARET RIVER

STRUCTURE PLAN

102.5

135

14180

122

4

221

77 10125

106.7

100.7

5

102.6

94.6

100.6

95.6

94.6

52.1

41.3

0.5

6

87.9

93.9

172

102.4

84.1

108.3


11.2 Sustainable Development 11.2.2 SCHEME AMENDMENT 44 AND ASSOCIATED

STRUCTURE PLAN FOR FINAL APPROVAL

Attachment 1 – Structure Plan Attachment 2 – Schedule of Submissions

1035

1002 1003

1003

R47049

BU

SS

ELL H

IGH

WA

Y

R5/10R5/10R5/10R5/10

R5/10

121

122

1035

RO

WE R

OA

D

WEST

18

m R

OA

D R

ES

ER

VE

16

m R

OA

D R

ES

ER

VE

14

m R

OA

D R

ES

ER

VE

1512

EV

RES

ER D

AOR

m81

EVRESER DAOR m81

1

2

3

33

3393

4

33

3393

5

20

19

34

80

6

79

16

11

45

7

55

112

4

38

100

8

55

135

81

5

9

51 83

4

12

18

0

75

2

10

8

16

83

25

11

23

7

80

39

12

31

82

38

13

34

86

39

14

85

7

33

30

15

67

33

63

30

16

35

1

59

32

17 2811

56

31

18

26

8

20

17

4

31

17

19

19

6

63

32

17

62

16

20

141

54

29 15

21

21

18

8

48

43

18

22

33

4

62

5 115

45

474

23

16

20

68

24

6

17

17

24

8

44

5

48

99

25

11

25

11

46

124

26

30

11

126

934

18 17

27

15

28

17

105

29

90

28

13

62

75

26

29

45

9

55

75

30

95

22 27

85

31

67

8

25

80

32

32 29

87

31

33

32

9

917

14

54

65

34

22

55

30

23

35 15

23

29

90

36

62

7

33

66

28

37

67

31

32

3831

69

31

39

71

30

29

40

72

30

41

940 28

25

3069m²

3069m²

3064m²

2753m²

5044m²

5987m²

5525m²

2710m²

2790m²

2772m²

3079m²

2969m²

2051m²

2078m²

2023m²

2016m²

2533m²

2290m²2246m²

2482m²2391m²

4018m²

4940m²

7408m²

5155m²

4015m²

4043m²

5340m²

2329m²

2460m²

2376m²

2247m²

2075m²

2073m²

2026m²

2023m²

2013m²

2101m²

2222m²

15

15m ROAD RESERVE

3513m²

41

93

23

951

37

3256m²

35

35

93

LOT 1003

PENDING CONNECTION VIA

TEMPORARY ROAD ACCESS,

dd

d

dd d

d

d

d

d

dd

ddddddd

ddd

dddd

d

d

d

dd

d

dd

d

d

d

dd

ddd

dd

d

d

d

dd

d

d

dd

d

d

dd

d

dd

d

d

d

d

ddd

d

d

dd

dd

dd

d

d

d dddd

dd dddd d d ddd

dd dddddd

dd

dd

dd

ddddd

ddddd

d

d

8590

90

87

88

89

87

87

87

86

86

87

88

0

:

:

:

:

:

:

:

DRAWN

PLANNER

REVISION

PLAN No

DATE

SCALE

CLIENT

LEGEND

DateRevision Item

A

APPLICATION BOUNDARY

ABN: A: W:

T: M: E: (08) 9757 1330 I 0413 611 725 I [email protected]

315 363 00411 I PO Box 1713, Margaret River, WA 6285 I aholaplanning.com.au

NOTE:

Lot 122 Bussell Highway, WITCHCLIFFE

20 40 60

LANDSCAPE BUFFER RESERVES

RESIDENTIAL R5 (>2000m²)

ZONES

RESIDENTIAL R2.5 (>4000m²)

LOCAL STRUCTURE PLAN No. 1

Initial Issue4/4/16

to final survey calculations.

Areas and dimensions shown are subject

Surveying

Base Data supplied by Landgate / Leeuwin

SETBACK LINE (RAILS TO TRAILS)

30m REAR BOUNDARY DEVELOPMENT

(BUSSELL HIGHWAY)

40m DEVELOPMENT SETBACK LINE

BOUNDARY ON ADJOINING LOT 121

40m BUILDING SETBACK LINE TO VEGETATION

PROPOSED FIRE FIGHTING TANK RESERVE

EXISTING BUILDING TO BE DEMOLISHED

d EXISTING VEGETATION

REFERENCED IN SUBDIVISION CONDITION 2.l)

LOCATION OF POTENTIAL SIGNIFICANT TREES (AS

PARKS AND RECREATION

80m

B 25/7/16 Adjust Lots / Road Alignments

B.L

G.A

C

00005-2-001

10 October 2016

A3@1:2,000

Tulip Holdings Pty Ltd

C 10/10/16 Add note to Wadandi Trail

SCHEDULE OF SUBMISSIONS – P216220 Scheme Amendment No 44 to Local Planning Scheme No. 1

Lot 122 Bussell Highway, Witchcliffe

SUB-MISSION

NO.

SUBMITTER (Name & Address)

SUMMARY OF COMMENTS OFFICER COMMENT RECOMMENDATION

Private Submissions 1. Support

Krisdan Holdings PO Box 117 Mt Hawthorn Affected Property Lot 1035 Bussell Highway, WItchcliffe

Supports the amendment. Noted No changes to the proposal are necessary.

2. Indifferent L & R Pathe PO Box 1464, Margaret River

1. General concern regarding the water situation in Witchcliffe.

2. Before anymore subdivisions are approved Scheme water needs to be available.

3. Concerned with parking at Redgate Beach.

4. More people that move to Witchcliffe the more dangerous the parking situation becomes.

- Concerns and comments are noted.

- The DoW have been consulted on the proposal and have confirmed that water supply and wastewater management could be adequately managed by the Council. A geotechnical report confirm that the majority of the site is suitable for conventional on site servicing.

- Comments are noted, but the parking situation at Redgate Beach is not a consideration of the proposal.

No changes to the proposal are necessary.

Government Agencies a. Telstra No objections. Noted. No changes to the

proposal are necessary.

b. Department of Environment and Regulation

No comments on this matter. Noted. No changes to the proposal are necessary.

c. Department of Agriculture and Food

No objections. Noted. No changes to the proposal are



SUB-MISSION

NO.



necessary.

d. State Heritage Office No objections. Noted. No changes to the proposal are necessary.

e. Department of Aboriginal Affairs

1. No reported Aboriginal sites or Aboriginal heritage places within the area specified.

2. Recommend the Shire takes into consideration DAA’s Aboriginal heritage Due Diligence Guidelines when planning specific developments associated with this proposal.

Noted. No changes to the proposal are necessary.

f. Water Corporation No comments as there are no water or wastewater services to the town of Witchcliffe.


g. Department of Water 1. November 2015 DoW provided preliminary guidance on water resource aspects of this proposal.

2. DoW advised neither a Local Water Management Strategy nor Urban Water Management Plan was required.

3. DoW’s view is that the water resource consideration for water supply and wastewater management could be adequately managed by the Shire applying existing policies and delegated powers of approval.

4. Stormwater management can be managed through the professional assessment of detailed engineering drawings.

5. DoW recommends to the proponent: a. Stormwater systems are designed

Comments are noted, and have been discussed with the Shires Environmental Health Officer. The Shires officers have recommended that the preferred option is to deal with waste water systems on a site by site basis at the development stage, rather than inhibit sites to only be allowing an ATU system.

No changes to the proposal are necessary.



SUB-MISSION

NO.



in accordance with the ‘Decision process for stormwater management in WA (DoW 2009)’ and ‘Stormwater management manual for WA (DoW 2007-09)’

b. Additional groundwater monitoring to be undertaken to determine post plantation groundwater regime, to prove required vertical separations can be met as outlined in Draft Country Sewerage Policy.

c. ATU systems to be used. d. The Shire is to ensure it is able to

resource the administrative requirements for regulating the on-going servicing of ATU systems and determines how the risk of cumulative impacts from significant number of on-site effluent systems over the entire Witchcliffe area will be assessed and reported to relevant agencies prior to approval/clearance of lots over 2000m².

Scheme Amendment 6. The amendment can process at low

risk to water resource management, however makes the following: a. Respect to the ‘Provision of

sustainable on-site servicing options that considers re-use of greywater’, DoW asks that the Shire notes the above points 5 c &



SUB-MISSION

NO.



d, in context of the preferred use of ATUs and the commensurate regulations.

b. In respect to the ‘Preparation of detailed bushfire management planning providing acceptable mitigation of risk from threat of wild fire without compromising the integrity of areas of remnant vegetation’ planning should be cognisant of the need to also consider environmental protection of enhances landscapes.

Structure Plan 7. DoW is satisfied that the preparation

and implementation of a ‘Stormwater Management Strategy’ at subdivision, to the satisfaction of the local government as per ‘proposed Local Structure Plan’ (s.4.2 1(i), p. 12), will ensure that water resource aspects of the proposal area adequately addressed.

8. Should be noted that the structure plan refers to the ‘State Government Draft Country Sewerage Policy, DoH 2003, which is in the process of being superseded.

9. DoW recommends that the section of the structure plan be reviewed to ensure alignment and be consistent with the principles and provisions of the new (draft) ‘Government Sewerage Policy’.



SUB-MISSION

NO.



h. Department of Health 1. Revised comments have been

provided. The documentation provided is sufficient for the Department for Health approval of the amendment.


i. Main Roads 1. No objection in principle. 2. Lot 122 has 2 accesses to Bussell

Highway, it is requested that both are decommissioned, fenced and road verge reinstated to Main Roads standards.

3. Proposal is for an Emergency Access Way (EAW) to connect through to northern site Lot 1035 Rowe Road to provide emergency access to Bussell Highway.

4. Main Roads is prepared to agree to a temporary crossover being upgraded to Main Roads standard and the Shire entering into a legal agreement with Main Roads to decommission the EAW once the secondary access to the development to the south.

5. A suitable condition be included in the statutory provisions of the Structure Plan to reflect this.

6. The intersection of Rowe Road West

and Bussell Highway is to be upgraded constructed to Main Roads standards, this includes a left and right turn treatment and right side widening along the highway.

- Noted. - The applicant agrees with the

decommissioning of the access.

- Noted.

- The applicant has advised that the standard of the EAW has already been constructed and is to a sufficient standard. A provision will be added to the Structure Plan that requires a bond to be held to secure the works to decommission the crossover upon completion of the development south (Lot 2 Redgate Road).

- Require a condition on the

Structure Plan for the upgrading of Rowe Road intersection onto Bussell Highway, given the expected traffic volumes.

Adding Main Roads comments as conditions of the Structure Plan or adding notations, whichever is appropriate.



SUB-MISSION

NO.



7. It is noted that the intersection works

for Rowe Road West, associated with the subdivision of Lot 1035 is being progressed. Following a review of the Service Report, Main Roads with the advice in relation to the required right-turn treatment for the intersection, that the design specifications outlined in the ‘ultimate scenario’ would apply to this development at the subdivisions stage, given the combined/projected traffic volumes.

8. It is requested that a suitable provision be included in the amendment provisions to reflect this.

9. It is advised that the WAPC will impose a Section 150 covenant to those lots fronting the highway to minimise potential vehicle conflicts to occur. It is requested that a suitable condition be included in the statutory provisions to reflect this.

- Noted.

- Provision to Structure Plan to

be provided.

- Require a condition / notation on the Structure Plan indicating there are to be no access’s created onto Bussell Highway.

j. Department of Parks and Wildlife

1. Lot 122 contains and area of open woodland, consisting of Marri and Jarrah trees within the western portion on the proposed Residential R2.5 zone, and some scattered large trees within the other areas.

2. The survey identified 20 habitat trees. 3. The western boundary is adjacent to

Lot 121 with is subject to a Parks and

- Noted.

- Noted. - Noted



SUB-MISSION

NO.



Wildlife nature conservation covenant to protect and manage the sites biodiversity values.

4. The SP should include a provision referring to the Section 70A requirements and protection and management of the habitat trees.

5. The SP indicates that building envelopes for proposed lots 26, 27 and 28 are within close proximity to habitat trees. The building envelopes for proposed lots are 7408m², 5155m² and 4015m². It is considered that these envelopes could be reduced to provide a larger buffer to the habitat trees.

6. The BMP refers to a BAL 19 and depicts a 40 metre building setback line adjacent to Lot 121 native vegetation which would be considered an extreme bushfire hazard.

7. Given the extreme bushfire hazard of adjacent Lot 121 in addition to the 40 metre building setback line, the dwellings within the lots on the western portion of Lot 122 be required to be constructed to a BAL 29 standard.

8. Lot 121 conservation covenant

includes restrictions related to dogs and cats being within the property. Give the close proximity, and to

- Structure Plan already includes a provision for a Section 70A to notify landowners of the habitat trees.

- The building envelopes for Lot 26 – 28 are not as large as DPaW has stated, this is the total areas of the lots. The sizes of the building envelopes are considered appropriate.

- Noted.

- The Bushfire Management Plan (2016) rates the western lots adjacent to Lot 121 as a BAL 12.5, a lower rating than a BAL 29. No changes to the Structure Plan are necessary.

- A notation to Structure Plan is to be added that states no cats are permitted.



SUB-MISSION

NO.



protect the biodiversity values of Lot 121 measures should be put in place to restrict cats and dogs entering the adjacent conservation site.

9. Proposed Lot 30 abuts Lot 121 conservation site. It is recommended that a provision is added to the SP to that a fence on the western boundary is constructed to a suitable standard to restrict access from pets or grazing animals.

10. The application does not refer to Phytophthora dieback management. The SP should include a provision which requires a Dieback Management Plan to be prepared and implemented for design and construction of the Lot 122 road reserves to the satisfaction of Parks and Wildlife.

- A condition of the Structure Plan to require fencing on the western boundary of Lot 30 to a standard that restricts pets and grazing animals.

- Noted, but will be addressed as part of the stormwater management plan. No changes required.

11.2 sustainable development · 2017. 4. 6. · flood: rps environment not permitted. please...

Documents