amendment no. 5 to the lot 501 two rocks road, two …€¦ · 5 to the lot 501 two rocks road, two...

This Amendment to the Agreed Structure Plan has been prepared under the provisions of the City of

Wanneroo District Planning Scheme No. 2

City

of W

an

ne

roo

AMENDMENT NO. 5

TO THE

LOT 501 TWO ROCKS ROAD, TWO ROCKS

AGREED STRUCTURE PLAN NO. 48

Structure Plan Ref: WANN/2015/48-05

December 2015 / 3011Rep6C

RECORD OF AMENDMENTS MADE TO THE LOT 501 TWO ROCKS ROAD, TWO ROCKS


Amendment No. Summary of the Amendment Date approved

by WAPC

1

Extends the structure plan into a portion of the

“Future Structure Planning” area and makes

provisions for Residential R20, R25, R30 & R40 lots and

POS areas; and

Reduces the extent of the drainage area.

20.1.09

2

Extends the structure plan into the remaining portion

of the “Future Structure Planning” area and makes

provisions for Residential R20, R25, R30 & R40 lots and

POS areas; and

Includes provision 8.9 – Traffic Noise Assessment.

28.11.11

3

Extends the structure plan to include part of Lot 9020

(proposed Lot 1) and amends design of adjoining

portions of Amendment No. 2; and

Makes provision for residential R25, R30, R40 and R60

lots, a mixed use R-AC3 lot and modifies POS areas.

25. 8. 14

4

Modification to the Residential Density Codes Plan

to code or recode various lots to R20, R25 and R30.

Modification to the Structure Plan and Zoning Plan

to zone Lots 705-708 & Lot 1013 from ‘POS’ to

‘Residential’.

Modification to the Structure Plan to notate that Lot

1013 is used for the purpose of ‘drainage’.

5

Rationalise land use and zoning allocation of the

structure plan maps to facilitate refinement at

detailed subdivision design.

AMENDMENT NO. 5 TO THE LOT 501 TWO ROCKS ROAD, TWO ROCKS


The City of Wanneroo, pursuant to Part 9 of District Planning Scheme No. 2, hereby

amends the above Agreed Structure Plan by:

1. Modifying Plan 1 (Local Structure Plan) to remove the superseded lot layout and

road network.

2. Modifying Plan 2 (Zoning Plan) to remove the superseded lot layout and road

network.

3. Modifying Plan 3 (Residential Density Codes Plan) to extend the ‘Residential R20 –

R60’ density range.

3011-10-01 (07.10.2015), nts

www.cleplan.com.au

Structure Plan Boundary

LEGENDThe proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

Lot 2001

Part Lot 9000

Existing Cadastre

3011-04C-01 (30.11.2015), nts

www.cleplan.com.au

Parks and Recreation

Drainage


Mixed Use

LEGEND

ResidentialThe proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

3011-09A-01 (30.11.2015), nts

www.cleplan.com.au

Residential R30

Residential R20-60

Residential R-AC3

Residential R25

Residential R20

Parks & Recreation

LEGEND


Drainage

The proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

This Structure Plan Amendment is prepared under the provisions of the City of Wanneroo

District Planning Scheme No. 2

IT IS CERTIFIED THAT THIS STRUCTURE PLAN AMENDMENT NO. 5 TO THE LOT 501 TWO ROCKS

ROAD, TWO ROCKS AGREED STRUCTURE PLAN NO. 48

WAS APPROVED BY

RESOLUTION OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON

………………………………

Signed for and on behalf of the Western Australian Planning Commission

……………………………………………….

an officer of the Commission duly authorised by the Commission pursuant to section 24

of the Planning and Development Act 2005 for that purpose, in the presence of:

…………………………………………. Witness

…………………………….. Date

…………………….. Date of Expiry

PART 2

EXPLANATORY REPORT

TABLE OF CONTENTS

1. BACKGROUND

1.1. Introduction

2. PROPOSAL

2.1. Modification to Plan 1 (Local Structure Plan)

2.2. Modification to Plan 2 (Zoning Plan)

2.3. Modification to Plan 3 (Residential Density Codes Plan)

3. SUMMARY

ATTACHMENTS

Attachment 1: Endorsed Lot 501 Two Rocks Road ASP 48 Local Structure Plan (Plan 1)

Attachment 2: Endorsed Lot 501 Two Rocks Road ASP 48 Zoning Plan (Plan 2)

Attachment 3: Endorsed Lot 501 Two Rocks Road ASP 48 Residential Density Codes

Plan (Plan 3)

Attachment 4: Proposed Lot 501 Two Rocks Road ASP 48 Local Structure Plan (Plan 1)

Attachment 5: Proposed Lot 501 Two Rocks Road ASP 48 Zoning Plan (Plan 2)

Attachment 6: Proposed Lot 501 Two Rocks Road ASP 48 Residential Density Codes

Plan (Plan 3)

1.0 BACKGROUND

1.1 Introduction

The Lot 501 Two Rocks Road Agreed Structure Plan No. 48 (ASP 48) was originally

endorsed by the Western Australian Planning Commission (WAPC) in June 2005. ASP 48

was endorsed with three supporting structure plan maps including:

- Plan 1 (Local Structure Plan)

- Plan 2 (Zoning Plan)

- Plan 3 (Residential Density Codes Plan)

ASP 48 sets out the overarching planning framework guiding development of the

residential estate known as ‘The Reef’. Development has occurred over The Reef since

ASP 48’s endorsement, primarily confined to the north-western portion of the structure

plan area. The undeveloped balance of The Reef estate has recently changed

ownership, acquired by Pindan. The ownership change has catalysed a review of the

current structure plan and identified the need to refine some of the existing content.

There have been four subsequent amendments to ASP 48. Amendments 1 and 2 were

prepared to extend the structure plan boundary into areas identified as “Future

Structure Planning” on the original structure plan. Amendments 1 and 2 were endorsed

by the WAPC in January 2009 and November 2011 respectively.

Amendment 3 extended the structure plan area to include a remnant land parcel

created through the realignment and intersection modification of Two Rocks Road and

Reef Break Drive. Amendment 3 also introduced an R20 – R60 R-Code density range on

Plan 3 (Residential Density Coding Plan) with corresponding locational criteria to guide

density allocation at subdivision. Additionally, Amendment 3 introduced variations to

the acceptable development criteria of the R-Codes for lots coded R60. Amendment

3 was endorsed by WAPC in August 2014.

Amendment 4 has been prepared to update the ASP 48 plans to reflect subsequent

development such that the structure plan, subdivision approvals and ‘on ground’

development all correlate. Amendment 4 is pending approval by the City of Wanneroo

(CoW) and WAPC.

Amendment 5 has been prepared to rationalise land use and zoning allocation of the

structure plan maps to facilitate refinement through detailed subdivision design. This

merely extends the principles established in Amendment 3 to the undeveloped balance

of the structure plan and aligns the document with current best practice structure

planning principles.

The proposed Amendment will provide flexibility at local structure plan level and more

appropriately allow the finer grained spatial design, such as lot layout and local road

network, to be confirmed at detailed subdivision design.

2.0 PROPOSAL

Amendment 5 proposes to rationalise land use and zoning allocation of the structure

plan maps to facilitate refinement through detailed subdivision design. Specifically,

Amendment 5 proposes the following modifications to ASP 48:

1. Modifying Plan 1 (Local Structure Plan) to remove superseded lot layout and local

road network;

2. Modifying Plan 2 (Zoning Plan) to remove superseded lot layout and local road

network; and

3. Modifying Plan 3 (Residential Density Codes Plan) to extend the ‘Residential R20 –

R60’ density range.

2.1 Modification to Plan 1 (Local Structure Plan)

ASP 48 was originally endorsed in 2005 and, consistent with structure planning

approaches of the time, included development modules and a local road network on

the Local Structure Plan (Plan 1). This finer grained detail was also included on Plan 2

(Zoning Plan) and Plan 3 (Residential Density Codes Plan) of the structure plan.

The inclusion of this level of detail within the structure plan reduces flexibility at

subdivision stage and potentially creates unnecessary structure plan amendments

where a subdivision design, reflecting more contemporary market trends, differs from

the layout depicted on the Local Structure Plan.

More appropriately, the proposed Amendment will provide greater flexibility through the

structure plan, deferring the detailed configuration of the structure plan area to

detailed subdivision design. Subdivision design provides a more detailed insight into

matters such as landform, drainage principles and current market trends. Typically,

there is only a high level, general understanding of these matters at structure plan stage.

Committing to a particular local road network prior to subdivision is premature and

could create unnecessary structure plan amendments that could have been easily

avoided if sufficient flexibility was allowed for at the structure plan stage.

Plan 1 has been modified to remove the local road network and lot layout from the

Local Structure Plan and replaced with a more flexible plan, consistent with current

structure planning principles. The central connector road along with the connection to

Reef Break Drive has been retained as depicted on the current Local Structure Plan and

the portion of the estate already developed also remains unchanged from the current

Local Structure Plan.

The principle of a more flexible Local Structure Plan was endorsed in the south-western

portion of the structure plan area as part of Amendment 3. Amendment 5 merely seeks

to extend this same principle to the balance of the undeveloped portion of the estate.

2.2 Modification to Plan 2 (Zoning Plan)

Plan 2 (Zoning Plan) has been modified to remove local road network and lot layout

and extends the Residential zone across the balance of the undeveloped portion of the

estate. This ensures lots included in subsequent subdivision applications are supported

by an appropriate underlying zone. Equally, as roads are ‘categories’ and not ‘zones’

there will be no zoning conflict.

Plan 2 has been further refined such that strategic open space – typically those public

open spaces serving a drainage or conservation function – has been retained on the

Zoning Plan. The provision of public open space will continue to be further augmented

by the inclusion of localised public open space areas as part of subdivision applications.

Public open space will continue to be distributed equitably throughout the Structure

Plan to ensure residents are provided with sufficient public open space within a

convenient, walkable catchment.

The modification merely extends the zoning endorsed under Amendment 3 and is

confined to the undeveloped portion of the estate, with the developed portion of the

estate retaining the zoning, road network and lot layout of the existing Zoning Plan.

2.3 Modification to Plan 3 (Residential Density Codes Plan)

The original Residential Density Codes Plan assigned a specific R-Code to individual

development modules and street blocks premised on the local road network depicted

on Plan 1. This creates an extremely inflexible framework with little opportunity for

refinement at subdivision design and in turn undermines the ability to deliver lot diversity

which is intrinsic to providing interesting streetscapes and housing choice.

Amendment 3 introduced a density code range (R20 – R60) over the south-western

portion of the structure plan area along with corresponding locational criteria to guide

allocation of densities as subdivision.

Amendment 5 extends the area of the estate for which the density code range applies.

The locational criteria currently prescribed by Section 7.1 of ASP 48, which allocates a

base density code of R20, and R30 – R60 densities for lots in proximity to amenities such

as centres and public open space will also apply to the extended area.

Portions of the structure plan area already developed retain the existing density coding

and remain unchanged from that currently endorsed.

The approach to include a density range over a structure plan area supported by

corresponding locational criteria reflects current best practice structure planning

principles and is supported by current State Government guiding documents.

A density range is also reflective of the principle of providing greater flexibility at

structure plan level and more appropriately allowing finer grained detail to be

confirmed as part of detailed subdivision design.

3.0 SUMMARY

Amendment 5 to the Lot 501 Two Rocks Road Agreed Structure Plan No. 48 rationalises

land use and zoning allocation of the structure plan maps.

The Amendment merely extends the principles established in Amendment 3 to the

undeveloped balance of the structure plan and aligns the document with current best

practice structure planning principles and achieves this through modifications to the

three structure plan maps.

Amendment 5 will provide flexibility at local structure plan level and more appropriately

allows finer grained spatial design, such as lot layout and local road network, to be

confirmed at detailed subdivision design. This will allow subdivision design to adapt and

respond to changing policies and market shifts and avoids unnecessary structure plan

amendments which create an administrative, financial and time burden on both the

proponent and Local Government.

ATTACHMENT 1:

Endorsed Lot 501 Two Rocks Road ASP 48 Local Structure Plan (Plan 1)

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Legend

Pt. Lot 9020(Proposed Lot1)

The proposed intersections of ReefBreak Drive and new road servicingthe "mixed use" zone will need to bedowngraded to left-in/left outstandard if and when Reef BreakDrive is upgraded to dualcarriageway standard

Pt. Lot 9000(Formerly Pt. Lot 9502)

1:750SIZE A30metres 10 20 30 40

great places_

DISCLAIMER: ISSUED FOR DESIGN INTENT ONLY. ALL AREAS AND DIMENSIONS ARE SUBJECT TO DETAIL DESIGN AND SURVEY

PLAN 1 LOCAL STRUCTURE PLAN AMENDMENTThe Reef - Amendment 3

City of Wanneroo

RD1 406DRAW NO. REV.

OMCD REEREF NO.

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LEGEND MODSMODIFICATIONS AME'NTNo.3 ASP No.48HATCHING MODS-HATCHING MODSBOUNDARY MODS

ON

MLKJ

robertsday.com.au planning·design·place

Existing Cadastre

ATTACHMENT 2:

Endorsed Lot 501 Two Rocks Road ASP 48 Zoning Plan (Plan 2)

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Residential

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PLAN 2 ZONING PLAN AMENDMENTThe Reef - Amendment 3

City of Wanneroo


OMCD REEREF NO.


robertsday.com.au planning·design·place

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The proposed intersections of ReefBreak Drive and new roadservicing the "mixed use" zone willneed to be downgraded toleft-in/left out standard if andwhen Reef Break Drive isupgraded to dual carriagewaystandard


Pt. Lot 9020(Proposed Lot1) Legend

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ATTACHMENT 3:

Endorsed Lot 501 Two Rocks Road ASP 48 Residential Density Codes Plan (Plan 3)

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D

R20-60

Residential R20

Residential R25

Residential R30

Residential R40

Legend

Residential R20 - R60

Residential R-AC3


DrainageD


Pt. Lot 9020(Proposed Lot1)

The proposed intersections of ReefBreak Drive and new road servicingthe "mixed use" zone will need tobe downgraded to left-in/left outstandard if and when Reef BreakDrive is upgraded to dualcarriageway standard

1:750SIZE A30metres 10 20 30 40

great places_


PLAN 3 RESIDENTIAL DENSITY CODING PLAN AMENDMENTThe Reef - Amendment 3

City of Wanneroo


OMCD REEREF NO.


robertsday.com.au planning·design·place MIMI

RF-

RFSJ

DPDP

DP-

DPAC

140523140314

130927-

130807130315


ON

MLKJ

Existing Cadastre

ATTACHMENT 4:

Proposed Lot 501 Two Rocks Road ASP 48 Local Structure Plan (Plan 1)

(Plan Ref: 3011-10-01)

3011-10-01 (07.10.2015), nts

www.cleplan.com.au


LEGENDThe proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

Lot 2001

Part Lot 9000

Existing Cadastre

ATTACHMENT 5:

Proposed Lot 501 Two Rocks Road ASP 48 Zoning Plan (Plan 2)

(Plan Ref: 3011-04C-01)

3011-04C-01 (30.11.2015), nts

www.cleplan.com.au


Drainage


Mixed Use

LEGEND

ResidentialThe proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

ATTACHMENT 6:

Proposed Lot 501 Two Rocks Road ASP 48 Residential Density Codes Plan (Plan 3)

(Plan Ref: 3011-09A-01)

3011-09A-01 (30.11.2015), nts

www.cleplan.com.au

Residential R30

Residential R20-60

Residential R-AC3

Residential R25

Residential R20

Parks & Recreation

LEGEND


Drainage

The proposed intersections of Reef Break Drive andnew road servicing the 'mixed use' zone will need to bedowngraded to left in/left out standard if and whenReef Break Drive is upgraded to dual carriagewaystandard.

amendment no. 5 to the lot 501 two rocks road, two …€¦ · 5 to the lot 501 two rocks road, two...

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