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Lake Road Precinct A1 Structure Plan Lake Road, Champion Lakes

Prepared by Harley Dykstra Pty Ltd

ENDORSEMENT PAGE

This Structure Plan is prepared under the provisions of the City of Armadale Town Planning Scheme No.4

IT IS CERTIFIED THAT THIS STRUCTURE PLAN

WAS APPROVED BY RESOLUTION OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON:

..........................................Date

Signed for and on behalf of the Western Australian Planning Commission:

………………………………………………..............................................................

An officer of the Commission duly authorised by the Commission pursuant to section 16 of the Planning and Development Act 2005 for that purpose, in the presence of:

..............................................................Witness

…………………...........................................Date

..........................................Date of Expiry

TABLE OF AMENDMENT(S) Amendment

No. Summary of Amendment Amendment

Type Date approved by

WAPC

Executive Summary

Structure Plan Precinct A1 Lake Road, Champion Lakes

This report represents an application to the City of Armadale to consider a proposed Structure Plan comprising Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes (“Precinct A1”). Precinct A1 has a total area of 19.43 ha and is situated approximately 1.1km south east of the Tonkin Highway, 21km south east of the Perth Central Business area and 3.8km west of both the Armadale and Kelmscott District Centres. Precinct A1 is situated on the south-east side of the Wungong River and is approximately 2.2km south of Champion Lakes Recreational Park. The Structure Plan has been prepared concurrently to a Local Scheme Amendment to rezone Precinct A1 to “Urban Development.” The Structure Plan will facilitate future subdivision and development of residential lots at Residential 25 (R25) and Residential 40 (R40) density. The Structure Plan Summary Table below details the nature and key outcomes of the Structure Plan.

ITEM DATA STRUCTURE PLAN REF (section no.)

Total area covered by the Structure Plan 19.4292 ha Section 1.2.1, 3.2.2

Area of each land use proposed: Residential

11.1082 ha (57 %)

Section 3.3.1

Total estimated lot yield 337 lots Section 1.1, 3.3.1

Estimated number of dwellings 337 dwellings Section 1.1, 3.3.1

Estimated population 876 persons Section 3.3.1

Estimated residential site density 30.3 dwellings per site hectare Section 3.3.1

Estimated area and percentage of Public Open Space given over to:

- Regional open space

- Local parks

Nil

1.8974 ha (10.0%)

-

Section 3.2.2

Part One - Implementation

Part One Implementation

Structure Plan Precinct A1 Lake Road, Champion Lakes

1.0 Structure Plan Area

This Structure Plan shall apply to Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes being the land contained within the inner edge of the line denoting the Structure Plan boundary on the Structure Plan Map (Plan 1).

2.0 Operation The date the Structure Plan comes into effect is the date the Structure Plan is approved by the WAPC. 3.0 Staging Staging of the Structure Plan is not dependent upon any infrastructure triggers.

4.0 Subdivision and Development Requirements

4.1 Subdivision within the Structure Plan area is to be in accordance with the residential

density code prescribed by the Structure Plan. 4.2 Land use permissibility within the Structure Plan area shall be in accordance with

the corresponding zone or reserve under the Scheme. 4.3 At the time of subdivision the following strategies and plans will be required via

conditions of subdivision approval:

a) Urban Water Management Plan; b) Landscape and Streetscape Plan; c) Foreshore Management and Improvement Plan; d) Fire Management Plan; and e) Geotechnical Report.

4.4 Uniform fencing shall be constructed in the locations shown on the approved

Structure Plan. 4.5 At the time of subdivision a condition of subdivision approval is to be imposed

requiring a notification to be placed on the Certificate(s) of Title(s) to advise that land or lots may be affected by a Bush Fire Hazard.

4.6 Residential density targets applied under Perth and Peel @3.5million and the Southern Metropolitan Peel Sub-Regional Structure Plan of 26 dwellings per residential site hectare are to be achieved.

4.7 Restrictive Covenants restricting access from Lake Road shall be placed on the Certificate(s) of Title(s) of those sites with direct frontage to Lake Road

5.0 Local Development Plans Sites coded R40 on the Structure Plan map shall require a Local Development Plan. Local Development Plans shall address the following matters:

• lots where specific vehicle access and egress control is required; and • lots abutting public open space.

Plan 1

Structure Plan Map

Part Two - Explanatory Report

Lake Road Precinct A1 Structure Plan

Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes i | Page

DOCUMENT CONTROL

Control Version DATE Status Distribution Comment A 01/07/2015 Draft Client Review B 13/07/2015 Final City of Armadale Requested amendments C 24/05/2016 Final City of Armadale For lodgement Prepared for: Suncentro Land Trust Prepared by: DM Date: May 2016 Job No: 20280 Ref: 20151203 LA Out

DISCLAIMER

This document has been prepared by HARLEY DYKSTRA PTY LTD (the Consultant) on behalf of Suncentro Land Trust (the Client). All contents of the document remain the property of the Consultant and the Client except where otherwise noted and is subject to Copyright. The document may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commission. This document has been exclusively drafted. No express or implied warranties are made by the Consultant regarding the research findings and data contained in this report. All of the information details included in this report are based upon the existent land area conditions and research provided and obtained at the time the Consultant conducted its analysis. Please note that the information in this report may not be directly applicable towards another client. The Consultant warns against adapting this report's strategies/contents to another land area which has not been researched and analysed by the Consultant. Otherwise, the Consultant accepts no liability whatsoever for a third party's use of, or reliance upon, this specific document.


Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes ii | Page

CONTENTS

DOCUMENT CONTROL ...................................................................................................................................... i

DISCLAIMER ...................................................................................................................................................... i

CONTENTS ........................................................................................................................................................ ii

1.0 PLANNING BACKGROUND ................................................................................................................ 1 1.1 Introduction and Purpose ......................................................................................................... 1 1.2 Land Description………………………………………………………………………………………………………….2 1.2.1 Location………………………………………………………….…………………………………………2 1.2.2 Area and land use……………………………………………………………………………………...3 1.2.3 Legal description and ownership………………………………………………………………..3 1.3 Planning Framework…………………………………………………………………………………………………….5 1.3.1 Zoning and reservations………………………………………….………………………………….5 1.3.2 Regional and Sub-Regional Structure Plan…………………………………………………. 7 1.3.3 Planning strategies……… ....................................................................................... 8 1.3.4 Planning policies and guidelines………………………….……………………………………..8 1.3.5 Other approvals and decisions………………………………….……………………………….10

1.3.6 Pre lodgement consultation…..………………………………………………………………….11 2.0 SITE CONDITIONS AND CONSTRAINTS ......................................................................................... 11 2.1 Biodiversity and Natural Area Assets ...................................................................................... 11 2.2 Landform and Soils .................................................................................................................. 12 2.3 Groundwater and Surface Water ............................................................................................ 12 2.4 Bushfire Hazard ........................................................................................................................ 13 2.5 Heritage ..................................................................................................................................... 14 3.0 LAND USE AND SUBDIVISION REQUIREMENTS ........................................................................... 15 3.1 Land Use………………………………………………………………………………………………………………..…. 15 3.1.1 Design overview………………………………………………………………………………………..15 3.1.2 Integration with adjoining lots…………………………………………………………………..15 3.2 Public Open Space .................................................................................................................... 15 3.2.1 Existing POS……………………………………………………………………………………………..16 3.2.2 Proposed POS…………………………………………………………………………………………..16 3.3 Residential…………………………………………………………………………………………………………………18 3.3.1 Land use and residential density ........................................................................ 18 3.3.2 Residential lot layout ........................................................................................... 19 3.3.3 Residential lot size. .............................................................................................. 19 3.4 Movement Networks ................................................................................................................ 19 3.4.1 Existing movement networks......…………………………………………………..……………19 3.4.2 Proposed movement network…………………………………………………………..……….21 3.4.3 Traffic generation……………………………………………………………………………………..21 3.5 Water Management .................................................................................................................. 22 3.6 Education Facilities .................................................................................................................. 23 3.7 Activity Centres and Employment ........................................................................................... 24 3.8 Infrastructure Coordination, Servicing and Staging ............................................................. 24 3.8.1 Servicing ................................................................................................................ 24 3.8.2 Staging .................................................................................................................. 26 3.9 Developer Contribution Arrangements .................................................................................. 26


Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes iii | Page

3.10 Other Requirements……………………………………………………………………………………………..……26 3.10.1 Fire management……………………………………………………………………………………..26 3.10.2 Environmental management…..………………………………………………………….…….28 3.11 Implementation…………………………………………………………………………………………………………30

APPENDICES:

Appendix 1 - Certificates of Title

Appendix 2 - Environmental Report

Appendix 3 - Bore Location Plan

Appendix 4 - Bushfire Management Plan

Appendix 5 - 5a Table 12 and Figure 11 Extracts from LWMS 5b Engineering Plans

5c Landscape Masterplans and Concept Plan

Appendix 6 - Lot Layout and Yield Plan

Appendix 7 - Transport Assessment

Appendix 8 - Engineering Report

Appendix 9 - Foreshore Management Plan


Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes 1 | Page

1 PLANNING BACKGROUND

1.1 Introduction and Purpose

This submission has been prepared by Harley Dykstra on behalf of the Suncentro Land Trust in respect of Lot 13 Poad Street and Lots 14-18 Lake Road, Champion Lakes ("Precinct A1"). Precinct A1 forms the southern portion of Precinct A, and is bound by Wungong Brook to the south-west, Lake Road to the south-east, and Poad Street to the north-east. The Structure Plan over Precinct A1 is intended to be considered concurrently with an Amendment to the City of Armadale’s Town Planning Scheme No. 4 (TPS 4) to rezone the Structure Plan Area to “Urban Development”. The ultimate objective of this submission is to facilitate the subdivision and development of the land for residential land uses in a manner that interacts appropriately with both the developing urban environment in this locality and the Wungong River environs.

The intended land uses within the Structure Plan include:

• Approximately three hundred and thirty seven (337) residential lots at density codings of R25 and R40; and

• Seven (7) areas of Public Open Space (POS) comprising both restricted and unrestricted POS, located throughout the proposed Structure Plan area integrated where possible with the Wungong River foreshore and linking to open space on the eastern side of Lake Road.

This proposal is accompanied by a Structure Plan (Plan 1) prepared in accordance with the Planning and Development (Local Planning Schemes) Regulations 2015, which is included at Part One of this Report.

The Explanatory section of this Structure Plan Report includes a detailed description of the proposal, provides an evaluation of the relevant town planning, environmental, fire management, local water management and servicing considerations applicable to the land, and details the rationale supporting the proposed Structure Plan.

The Structure Plan has been formulated by Harley Dykstra in collaboration with a team of specialist consultants, who have provided input in relation to matters as follows:

John Chapman Town Planning Consultant - Urban design, town planning, project coordination

Bowman and Partners Environmental - Environmental Report

Fire Plan WA - Bushfire Management Plan

Development Engineering Consultants - Engineering Services Report

JDA Consulting Hydrologists - Local Water Management Strategy

Transcore - Transport Assessment

Terra Verde Landscape Architect - Landscaping Plan

Brown Geotechnical - Geotechnical Investigations



Copies of the relevant consultant Reports are appended to this submission and key findings incorporated within the body of the Report. A Local Water Management Strategy (LWMS) has been prepared to support the Structure Plan and has been submitted concurrently to the Structure Plan Report under separate cover. The Consultants’ Reports confirm there are no significant constraints to progressing urban development of the land.

This Structure Plan Report also acknowledges previous planning, environmental and engineering work undertaken by others on land in the locality which has informed the preparation of this proposal. Once the concurrent Local Scheme Amendment has been gazetted and the Structure Plan endorsed, it will be possible for urban development and subdivision to proceed in a co-ordinated manner as envisaged by the preceding rezoning of the land under the MRS.

1.2 Land Description

1.2.1 Location Precinct A1 is located within the suburb of Champion Lakes and is situated approximately 1.1km south east of the Tonkin Highway, 22km south east of the Perth Central Business Area and 3.8km west of both Armadale and Kelmscott District Centres. Precinct A1 is situated on the south-east side of the Wungong River and is approximately 2.2km south of Champion Lakes Recreational Park (Figure 1 refers).

Precinct A1 has an area of 19.43 ha and has frontage to Lake Road and Poad Street, constructed and gazetted roads adjacent to the eastern and northern boundaries of Precinct A1 respectively.

Figure 1 – Location Plan



1.2.2 Area and land use The subject land is located within the City of Armadale, bounded to the south-east by Lake Road and the north-west by the Wungong River. Land adjacent to this site on the south-eastern side of Lake Road has been extensively developed for residential purposes, with progressive development of estates to the north of the subject land increasing rapidly over recent years to meet market demand. The Wungong River environs and reservations, whilst providing a barrier separating the subject land from the rural lifestyle and equestrian properties to the north-west, also provides an opportunity for environmental improvement, passive recreation and enhanced amenity to adjoining developments.

The Urban Development zoning and proposed Structure Plan for Precinct B, and the Champion Lakes development further to the north, offer a mix of new land use compatible with the urban land use proposed for Precinct A1. Land to the south west of the site is subject to the Armadale Redevelopment Scheme and includes Forrestdale Business Park and associated industrial and commercial land uses which is currently undergoing development. Land use within Precinct A1 reflects the existing zoning under Town Planning Scheme No.4 (TPS4) and generally comprises rural living and low key equestrian uses. Precinct A1 contains four (4) dwellings all situated on the eastern part of the site adjacent to Lake Road. In addition, various outbuildings including yards for keeping horses and sheds have previously been constructed at the southern and eastern boundaries of the subject land. Lot 14, 17 and 18 contain man-made dams. A constructed drain, which services the Seville Grove residential area opposite Lake Road traverses Lots 15 & 16. The Aerial Photograph at (Figure 2) over page depicts the nature of existing land use within Precinct A1. 1.2.3 Legal description and ownership Precinct A1 comprises of a total of six (6) lots. The aerial photograph at Figure 2 identifies the individual landholdings. Table 2 over page provides additional details in respect of the constituent lots.



Table 2 Legal Description and Ownership Lot No. House

No. Plan /

Diagram Volume Folio Registered Proprietor(s) Area (ha)

13 Poad Street

91 P12883 1541 80 Desmond John Itzstein Mary Margaret Itzstein

3.5619

14 Lake Road

538 P12883 1541 81 Rapid Glen Investments Pty Ltd

3.4893

15 Lake Road

550 P12883 1541 82 Rodney Alexander Smith Mischell Leighanne Bojar

3.3822

16 Lake Road

556 P12883 1541 83 Abdelkarim Kheder Mazhar Kheder

2.8583

17 Lake Road

562 P12839 1572 975 Maria Ierino Antonio Ierino

Benito Vittorio Ierino

3.0091

18 Lake Road

580 P12839 1572 976 Morag Leanne Freeman Michael Leslie Freeman

3.1284

Total Area (ha) 19.4292 A copy of the Titles are included at Appendix 1.

Figure 2 – Aerial Photograph



1.3 Planning Framework

1.3.1 Zoning and reservations Metropolitan Region Scheme (MRS)

The MRS is the statutory land use planning scheme for the Perth Metropolitan Area. The primary purpose of the MRS is to reserve and zone land and control development on reserved and zoned land at the Regional level. The MRS reflects the agreed strategic direction for land in the metropolitan region and facilitates changes to planning controls at the local level and subsequent local area planning. Lake Road Precinct A was zoned “Urban” following gazettal of Scheme Amendment 1140/57 in 2008. Rezoning of Precinct A1 to Urban Development under the local scheme and subsequent development and subdivision in accordance with the proposed Structure Plan is consistent with the Urban zoning under the MRS.

Lake Road is identified as an ‘Other Regional Road’ where it abuts the subject land. The Wungong River is contained within a Parks and Recreation Reserve. No widening of this reserve was required as part of Scheme Amendment 1140/57.

Land to the southeast is zoned Urban under the MRS and has been developed for residential land use.

City of Armadale Town Planning Scheme No. 4

The subject land is currently zoned Rural Living 2 (RL2) under Town Planning Scheme No.4 (TPS 4), as is adjoining land to the north across Poad Street. In order to facilitate residential development and subdivision, rezoning under TPS 4 is required.

It is considered an Urban Development zoning, underpinned by a Structure Plan prepared in accordance with the Planning and Development (Local Planning Schemes) Regulations 2015, would provide the most appropriate and flexible mechanism to progress subdivision and development, having regard to the following objectives of the zone:

(a) “To provide for the orderly planning of large areas of land for residential and associated purposes through a comprehensive Structure Plan which is able to respond to changing circumstances throughout the developmental stages of the area; and

(b) To promote the sustainable development of new urban communities in accordance with the social, environmental and economic goals of the City of Armadale.”

TPS 4 identifies the subject land within Special Control Area - Flood Prone Areas - Flood Fringes. Clause 6.2 of TPS 4 sets out the requirements for development within Flood Prone Areas. The proposed Structure Plan has been prepared having regard to the relevant provisions of the Scheme. Schedule 12 – Development (Structure Planning) Areas enables additional provisions applicable to subdivision and development to be incorporated into the Scheme. A suite of provisions apply to the Lake Road Precinct B Structure Plan area north of the subject land which includes Lots 4 & 6 Bay Court, Lots 5 & 10 Lake Road and Lot 9 McNeill Road, Champion Lakes. Similar provisions are anticipated to be introduced via a new entry in Schedule 12 applicable to the Precinct A1 Structure Plan Area, as follows:



No. Description of Land

Additional provisions applicable to subdivision and development

x.

Lots 13 Poad Street and 14-18 Lake Road (Precinct A1).

1. Comprehensive planning for the area shall be undertaken by preparation of a Structure Plan to guide subdivision and development.

2. Subdivision shall be generally in accordance with the Structure Plan.

3. A Local Water Management Strategy (LWMS) shall be prepared by a suitably qualified consultant at the expense of the subdivider or developer and approved by the City as part of a Structure Plan.

4. As part of subdivision or development of the land existing trees and vegetation considered worthy of retention by the City shall be retained and protected at the expense of the subdivider or developer to the City’s satisfaction.

5. Prior to subdivision or development of the land, a Landscaping and Streetscape Plan for Public Open Space, drainage features and Road Reserves shall be prepared and implemented by a suitably qualified person at the expense of the subdivider or developer to the requirements and satisfaction of the City. The Landscaping Plan and Streetscape Plan shall address the following matters to the City’s satisfaction:

a. An existing vegetation and tree condition assessment and tree survey shall be provided;

b. The design and construction of Public Open Space and Road Reserves shall make provision for the retention of existing trees and vegetation considered worthy of retention by the City;

c. The design and construction of drainage features within Public Open Space and Road Reserves shall be integrated with the overall landscaping design;

d. Public Open Space shall be revegetated with local native species as required and approved by the City;

e. Public Open Space shall include grassed areas as required and approved by the City;

f. The provision of street trees using local native species as required and approved by the City;

g. Reticulation of the Public Open Space and Street Trees shall be provided as required by the City and approved by the City;

h. On street car parking bays adjacent to Public Open Space shall be provided; and

i. A connected pedestrian footpath network shall



be provided and constructed as follows:

i. On at least one side of every street; ii. Adjacent to Poad Street Road Reserve

from Lake Road to the River; iii. Adjacent to Lake Road Reserve; iv. Adjacent to the Wungong River

Foreshore; and v. The paths required under the points i

to iii above shall be connected.

6. Prior to subdivision or development of the land, a Foreshore Management and Improvement Plan shall be prepared and implemented by a suitably qualified person at the expense of the subdivider or developer to the requirements and satisfaction of the City.

7. Public Open space shall be developed by the subdivider or developer in accordance with the Landscaping and Streetscape Plan prior to subdivision.

8. A primary street setback of 4m shall apply to all R25 coded lots within the Precinct A1 Structure Plan area.

9. The purchasers of all lots shall be advised by the subdivider or developer of the provisions of the Scheme, Structure Plans and Local Development Plans applying to the site as part of future sale contracts to the satisfaction of the City.

1.3.2 Regional and Sub-Regional Structure Plan The Sub-Regional Planning Framework, released for public comment until the end of July 2015, establishes the vision for future growth of the Perth and Peel Metropolitan Regions and provides a framework to guide the delivery of housing, infrastructure and services necessary to accommodate anticipated population growth over the next 35 years.

Consistent with the draft Perth and Peel @ 3.5 million document, the Sub-Regional Planning Framework seeks to achieve a residential density target equivalent to 26 residential dwellings per residential site hectare. The Sub-Regional Planning Framework consists of three sub-frameworks, namely for the North-West, the North-East and the South Metropolitan and Peel Regions. The subject land has been identified as ‘Urban’ under the draft South Metropolitan Peel Sub-Regional Planning Framework. The majority of properties between Lake Road and the Wungong River have been identified as Urban along with the existing development to the east. Land to the west of the subject land, on the opposite side of the Wungong River has been identified as Urban Expansion. Champion Lakes is identified as a location where further urban expansion is necessary to consolidate and ‘round off’ existing urban areas.

Thus, development of the subject land for residential land use is consistent with the draft South Metropolitan Peel Sub-Regional Planning Framework and shall facilitate planned residential development in the locality.



1.3.3 Planning strategies

City of Armadale Local Planning Strategy The Draft City of Armadale Local Planning Strategy was prepared in January 2014 to support TPS 4 and is intended to set out the long-term planning direction for the City. The Strategy refers in particular to the Lake Road Precinct Champion Lakes and envisages the progression of Structure Plans in the area on a sub-precinct basis according to the conclusions of the necessary environmental and servicing investigations. Structure Plans should also result in local POS additions abutting the existing foreshore reserve along the Wungong River to act as a buffer protection of the river environment.

The proposed Structure Plan is consistent with the intention of the Local Planning Strategy and has been prepared having regard to the above considerations.

Wungong River Champion Drive to Armadale Road Management Plan 2010-2015 The Wungong River Champion Drive to Armadale Road Management Plan 2010-2015, includes a number of Strategic Directions, and actions that would assist in achievement of those directions. The actions identified in the Management Plan are general and relate to the whole Management Plan area. (e.g. applying the Better Urban Water Management framework to new Urban Development). The proposed Structure Plan is consistent with the Wungong River Management Plan, in that it:

• Is supported by a LWMS, in accordance with the Better Urban Water Management framework;

• Facilitates provision of a long term multi-use trail system between Poad Street and Lake Road consistent with Figure 8 of the Wungong River Management Plan. The Structure Plan reflects the indicative location of the multi-use trail proposed by the Management Plan;

• Is supported by a Foreshore Management Plan, which facilitates improvements to riparian vegetation, weed control and fire management measures at subsequent planning stages (i.e. via a condition of subdivision approval); and

• Provides for ceding of land as Public Open Space adjacent to existing MRS reserves.

The points above demonstrate that the Structure Plan can be implemented with due consideration to the Wungong River Management Plan.

1.3.4 Planning policies and guidelines State Planning Policy 3.7 – Planning in Bushfire Prone Areas State Planning Policy 3.7 (SPP 3.7) seeks to guide the implementation of effective risk based land use planning and development to preserve life and reduce the impact of bushfire on property and infrastructure. SPP 3.7 applies to strategic planning proposals, including Structure Plans, over land designated as bushfire prone by the Map of Bushfire Prone Areas prepared by the Department of Fire and Emergency Services. Given Precinct A1 is designated as Bush Fire Prone, SPP 3.7 is applicable to the Structure Plan area. The requirements of SPP 3.7 are addressed by a Bushfire Management Plan prepared in support of the Structure Plan.



State Planning Policy 3 – Urban Grown and Settlement State Planning Policy 3 (SPP 3) sets out the principles and considerations which apply to planning for urban growth and settlement in Western Australia. The Policy seeks to ensure well planned and coherent management of urban growth having regard to a range of social, economic and environmental objectives.

The key objectives of the Policy are:

• “To promote a sustainable and well planned pattern of settlement across the State, with sufficient and suitable land to provide for a wide variety of housing, employment, recreation facilities and open space.

• To build on existing communities with established local and regional economies, concentrate investment in the improvement of services and infrastructure and enhance the quality of life in those communities.

• To manage the growth and development of urban areas in response to the social and economic needs of the community and in recognition of relevant climatic, environmental, heritage and community values and constraints.

• To promote the development of a sustainable and liveable neighbourhood form which reduces energy, water and travel demand whilst ensuring safe and convenient access to employment and services by all modes, provides choice and affordability of housing and creates an identifiable sense of place for each community.

• To coordinate new development with the efficient, economic and timely provision of infrastructure and services.”

The proposed Local Scheme Amendment and Structure Plan is consistent with each of the abovementioned objectives. Liveable Neighbourhoods The WAPC’s Liveable Neighbourhoods is an operational policy that guides the design and assessment of Structure Plans (regional, district and local) and subdivision for new urban neighbourhoods in the metropolitan area and country centres, on greenfield and large urban infill sites. Liveable Neighbourhoods includes the following Principle Aims that are particularly relevant to the Study Area:

• To foster a sense of community and strong local identity and sense of place in neighbourhoods and towns.

• To ensure the avoidance of key environmental areas and the incorporation of significant cultural and environmental features of a site into the design of an area.

• To provide for a more integrated approach to the design of open space and urban water management.

• To ensure cost-effective and resource-efficient development to promote affordable housing.

• To maximise land efficiency wherever possible. • To provide a variety of lot sizes and housing types to cater for the diverse housing

needs of the community at a density that can ultimately support the provision of local services.

Liveable Neighbourhoods outlines that Structure Plans should depict:

• walkable neighbourhood catchments of approximately 400m–450m radius around proposed commercial centres;



• density targets expressed as dwellings per hectare; • existing and proposed commercial centres; • natural features to be retained; • proposed street block layout; • proposed street network, including street types and path networks; • proposed transportation corridors, public transport network and cycle and

pedestrian networks; • proposed land uses, including distribution of higher, medium and lower density

residential; • proposed schools and community facilities; • public parkland; and • proposed urban water management measures.

Tables 1 and 2 identify the elements that are required to be addressed by the Structure Plan and/or subdivision application to allow assessment under Liveable Neighbourhoods. A significant amount of research and reporting has been previously undertaken in support of the Urban rezoning of the site and surrounding land, through the preparation of Structure Plans on adjoining/nearby land. Relevant considerations pertaining to the abovementioned planning elements have been addressed in this Report, in order to demonstrate compliance with the intent of Liveable Neighbourhoods. City of Armadale Local Planning Policies Relevant Local Planning Policies prepared by the City of Armadale have been considered during the preparation of the proposed Structure Plan design and documentation.

1.3.5 Other approvals and decisions Swan River Trust Development Control Area The limit of the Development Control Area managed by the Department of Parks and Wildlife (Rivers and Estuaries Division-former Swan River Trust) is described as the point the Southern River is crossed by Allen Road (Tonkin Highway). Hence the Structure Plan Area does not fall directly within the Swan River Trust Management Area. This notwithstanding, given the section of the Southern River almost immediately downstream of the subject land is within the management area, the proposal would be referred to the Rivers and Estuaries Division of DPaW for comment. The key recommendations of the former Swan River Trust provided during the rezoning of the land under the MRS, including the requirement for a Local Water Management Strategy have been addressed as part of this proposal.

Scheme Amendment No.62 and Precinct B Structure Plan An application for a Local Scheme Amendment and Structure Plan over Lake Road Precinct B was submitted to the City of Armadale on 3 March 2011. Precinct B includes land adjacent to Lake Road between Bay Court and McNeill Road, 450m north of the subject land. The Scheme Amendment was adopted by the City of Armadale for



advertising on 19 August 2012 and gazetted on the 10 December 2013 resulting in the rezoning of Precinct B from “Rural Living 2” to “Urban Development”.

The progression of a Structure Plan over Lake Road Precinct A1, is thus considered timely and a logical progression of redevelopment of the Lake Road Precinct. 1.3.6 Pre lodgement consultation The Lake Road Precinct A1 Structure Plan has been subject to extensive ongoing consultation with the Department of Planning, City of Armadale and Department of Water. Preliminary assessment comments were provided by the City of Armadale in correspondence dated 11 November 2015. Correspondence was also received from the Department of Water dated 9 November 2015 in relation to the accompanying Local Water Management Strategy (LWMS). Comments provided by the City of Armadale and Department of Water have been comprehensively addressed by this Structure Plan, Report the corresponding LWMS and accompanying technical Appendices.

2 SITE CONDITIONS AND CONSTRAINTS

2.1 Biodiversity and natural area assets

The subject land is located adjacent to the Wungong River. The DEC Geomorphic Wetland Database Mapping identifies the subject land as Multiple Use wetland. A Resource Enhancement Wetland exists approximately 60m north-west of the subject land. This wetland or its buffer would not be affected by subdivision and development within the Structure Plan area. The subject land is predominately cleared of vegetation with some scattered vegetation adjacent to Lake Road, surrounding existing residences and alongside the constructed drain running through Lot 15 Lake Road. The Environmental Report at Appendix 2 concludes that due to the historic clearing of the Structure Plan area, the environmental values of the land are negligible. The disposition of vegetation on the land is illustrated by the Aerial Photograph at Figure 2. There are a few scattered individual trees and copses of paperbark in the west of the site near the margins of Wungong Brook. There have been new plantings of non-indigenous Eucalypts including river red gums, blue gums and swamp mahogany variously throughout the land. The balance of the land sustains pasture grasses and weeds. The Environmental Report prepared by Bowman Partners Environmental at Appendix 2 concludes that in regard to fauna, the lack of natural habitats, resulting from the absence of native vegetation and predominance of open pastured fields, indicates very low carrying capacity and a lack of habitat diversity. The land supports low population densities of avian fauna typical for open pastured fields and non-indigenous tree habitats. The fringing vegetation adjacent to the Wungong Brook represents the principal habitat area for fauna in the locality. These environmental features are located outside the Structure Plan area.



2.2 Landform and Soils

The site is generally flat, sloping gently in a north-westerly direction towards the Wungong River and associated reserve which form the north-western boundary of the subject land. The elevation of the land across the site varies between approximately 22.4m AHD at the western boundary adjacent to the Wungong River to 23.8m AHD along the eastern boundary adjacent to Lake Road. Three low points of 22.4m AHD are situated to the south of the site where man-made dams are currently located. The Bore Location Plan at Appendix 3 illustrates the contours over the site. The Environmental Report at Appendix 2 notes that the land is mapped at a regional scale as Guildford Formation and forms part of the flood fringe of the Wungong River. The soils at the site are identified as being Alluvium: clay, loam, sand and gravel. During groundwater investigations, it was found that shallow sediments comprise a surface layer of grey to orange sand between approximately 0.2 m to 2.5 m thick, underlain by sandy clays, gravely clay and sandy gravelly clay to the maximum depth of drilling of approximately 5.0 m below ground surface. Landgate mapping shows the site as having a moderate to low risk of Acid Sulphate Soils (ASS) or Potential Acid Sulphate Soils (PASS) occurring within 3m of the natural surface. The Environmental Report concludes following soil and groundwater sampling that there are no significant occurrences of ASS within the land. In addition, the civil works required to develop the proposed Structure Plan will require the addition of fill within the site in order to meet necessary clearance between the highest groundwater levels and development levels for roads and buildings. This indicates that there will be minimal excavation works and therefore in combination these two factors indicate that there is negligible risk that management of ASS would be an issue requiring management. A Geotechnical Report prepared by Brown Geotechnical is included as part of the LWMS for Precinct A1 (provided under separate cover). The Geotechnical Report estimates a total sand thickness of 1.8m will be required above the clayey subgrade soil to achieve a Class A site classification. Localised areas such as in the north of the subject land have sand depths in excess of 1.8m. These areas may be classed as Class 'A', but further investigation will be required to determine the extent with respect to individual Lots. The Geotechnical Report advises that a thin layer of topsoil is present to about 0.2m. This is not suitable for foundation support and should be removed along with trees and roots and replaced with clean sand fill. The topsoil may be used in landscaping following the removal of any tree roots.

The site is not identified as being contaminated on the Department of Environment and Regulation (DER) Contaminated Sites Database, and groundwater quality analysis accompanying the Environmental Report confirmed the absence of contamination.

2.3 Groundwater and Surface Water

The Department of Water Groundwater Atlas indicates an average depth to groundwater of 1.5m or greater from the natural surface. The Environmental Report advises that the presence of a Superficial Aquifer beneath the surface results in the water table ranging from less than 1 metre below ground level (mbgl) to about 3mbgl. The groundwater elevation at the site is between 22m AHD to 24m AHD.

Groundwater flow is generally towards the Wungong River, in a westerly direction. Two stormwater channels traverse the Structure Plan area from Lake Road to the Wungong Brook, one



along the lot boundary of Lot 13 Poad Street and Lot 14 Lake Road, and the other traversing Lot 15 and 16 Lake Road. The Groundwater Report included at Appendix 1 of the Environmental Report, provides groundwater levels and quality from monitoring bores which were established in October 2014. These bores were monitored monthly for groundwater levels, and quarterly for groundwater quality to support the preparation of the LWMS by JDA Consulting Hydrologists. The Environmental Report notes that the land is relatively flat and poorly drained due to shallow sediments within the site comprising a layer of sand overlying fine-grained clayey sediments with low permeability. Winter rainfall infiltration forms a perched aquifer beneath the site, the water table of which rises close to the ground surface throughout the site at its maximum annual level. Groundwater monitoring during late winter 2014 found that the water table was situated between less than 1m below ground level to approximately 3m below ground level. These shallow water table levels indicate that much of the site will need to be filled to meet water table separation distances required to meet urban engineering standards. The Structure Plan Map illustrates the western portion of Precinct A1 occurs within the 100yr ARI flood fringe. Land within the flood fringe is able to be filled to accommodate development. Other surface water features within Precinct A1 include two constructed drains connected to the adjacent Seville Grove residential area and various excavated soaks.

2.4 Bushfire Hazard

SPP 3.7 and the accompanying Guidelines for Planning in Bushfire Prone Areas (“The Guidelines”) require an appropriate level of assessment of land prone to bushfire risk at the Structure Planning stage. The Structure Plan area is designated as Bushfire Prone hence, a Bushfire Management Plan has been prepared to support the Structure Plan. A copy of the Bushfire Management Plan is included at Appendix 4.

The Bushfire Management Plan confirms bushfire risk can be mitigated to achieve compliance with the Guidelines, given appropriate Building Protection zones and Hazard Separation zones can be established. The main principles of the fire management regime for the Structure Plan Area follow:

• Additional road construction with connections to the existing public road network, to increase accessibility for emergency services and egress options for residents.

• Provision of reticulated water supply, together with installation of fire hydrants in accordance with the requirements of the relevant water supply authority.

• Provision and maintenance of a Building Protection Zone of 31m minimum to ensure a maximum BAL-19 rating.

• Dwellings being constructed in accordance with AS 3959:2009. • Each lot to comply with the City of Armadale Firebreak Notice as published annually. • A section 70A notification being registered on the Title of all lots affected by the Bushfire

Management Plan. • A copy of the Bushfire Management Plan being provided to any prospective purchaser of

a lot affected by the Bushfire Management Plan.

The Bushfire Management Plan will be implemented at subdivision stage.



2.5 Heritage

The proposed Local Scheme Amendment and Structure Plan Area abuts a mythological site (Site ID-S02601-The Wungong River) which is identified on the Department of Indigenous Affairs (DIA) Register of Aboriginal Sites.

During the preparation of the Precinct B Structure Plan also abutting the Wungong River, correspondence was forwarded to the WAPC seeking clarification of its expectations for further detailed investigations, including preparation of an Aboriginal Heritage Survey Report.

The WAPC recommended preliminary consultation with the DIA who provided a copy of the Cultural Heritage Due Diligence Guidelines (Guidelines) to assist in determining what level of investigation should be undertake at that stage.

Upon reviewing the Guidelines, the developer is satisfied that the development and subdivision of the land within the Structure Plan area will not directly result in disturbance to the identified mythological site and hence further investigations are not required at this stage.

It would only be at the time works are required within the Wungong River Foreshore reserve, such as installation of pathways and emergency vehicle access, clearing for fire-breaks, weed control and construction of public infrastructure etc. that ground disturbance may occur (ie. following the Scheme Amendment, Structure Planning, Development and Subdivision approval process).

Accordingly, it would only be necessary to seek relevant approvals under Section 18 of the Aboriginal Heritage Act, 1972 at this time.

The City’s Municipal Heritage Inventory does not list any sites of relevance to the preparation of the Structure Plan.



3 LAND USE AND SUBDIVISION REQUIREMENTS

3.1 Land Use

3.1.1 Design Overview The Structure Plan design has been developed having regard to the evolving strategic planning objectives for the locality, site specific environmental assessment, detailed engineering investigation, local water management and fire planning, having particular regard to the interface with the Wungong River foreshore reserve. The Structure Plan has been prepared to guide the development of the 19.43 ha site for residential subdivision. The Structure Plan will facilitate the development of a high quality, liveable urban precinct offering a diversity of lot products, and hence, housing choice, with access to the full range of urban services and facilities in the area, including primary and high schools, public open space and neighbourhood centres.

The design is based upon the existing network of roads defining the precinct and the interface with the Wungong River which will provide for a high level of amenity for residents. Detailed structure planning has been informed by an integrated approach with inputs from specialist consultants to appropriately address planning, water management environmental and fire management objectives. The urban development of the land will facilitate significant environmental improvement and management of the immediately adjoining River and environs whilst also enhancing public access, use and enjoyment of the River foreshore for the broader community.

Collectively, these factors have influenced the proposed road and lot layout, as depicted on the Structure Plan included as Plan 1 at the Implementation section of this Report. Further details relating to the relevant design opportunities and constraints are provided below.

3.1.2 Integration with adjoining lots The Structure Plan is bounded by the Wungong River to the west and south, Poad Street to the north and Lake Road to the east, and thus does not directly adjoin privately owned land and can reasonably be considered a standalone planning precinct. This notwithstanding, the design of the Structure Plan recognises the location of the Wungong River foreshore reserve to the west of the site and ensures visual amenity of this reserve is not compromised and passive surveillance is increased. The Structure Plan design also notes the existing residential development on the east side of Lake Road and the limitation on internal subdivision roads intersecting with Lake Road. The interface with Lake Road incorporates an extensive area of public open space to ensure the proposed development does not wholly orientate away from Lake Road and only a relatively short length of uniform fencing is proposed along Lake Road, as illustrated on the Structure Plan Map. The Structure Plan proposes four (4) intersections with Lake Road, connecting to the internal road network allowing for efficient movement through the Structure Plan area.



Linkages to the developing Structure Plan areas to the north shall also be reinforced by the provision of a system of footpaths and shared paths including a dual use path within the Wungong River Foreshore Reserve as depicted on the Structure Plan.

3.2 Public Open Space

3.2.1 Existing POS The subject land is well served by regional open space and recreational opportunities afforded by the site’s proximity to Wungong River along the north-western boundary of the Structure Plan area. The subject land is located adjacent to Palomino Park, which runs alongside Wungong River, and 180m north-west of Barry Poad Reserve. Bob Blackburn Reserve containing the Armadale Aquatic Centre and a number of sport fields, is located 1.75km east, providing active and passive recreation opportunities. Champion Lakes Recreational Park to the north of the subject land is a major recreational park within the South-East metropolitan region and includes an extensive dual use path system, areas for public open space and conservation areas. It is the only purpose built-facility of its kind in Western Australia.

3.2.2 Proposed POS The design and location of Public Open Space with the Structure Plan area is intended to achieve the following aims:

• Integration with adjoining reserves to maximise available areas for a range of uses and functions, as well as achieving improved efficiencies in terms of maintenance and management;

• Providing a landscaped interface adjacent to Lake Road, where possible;

• Increasing passive interaction opportunities with other residents as a means to address social isolation and improve wellbeing;

• Be compatible with local water management requirements and accommodate drainage integrated with landscaping to improve useability and amenity for residents;

• Incorporate natural features, including existing trees where appropriate.

• Encourage maximum surveillance of POS areas to discourage opportunities for anti-social behaviour.

It is also acknowledged during the assessment of MRS Amendment 1140/57 the City advised the WAPC of the following objectives relating to the provision of POS:

“The Structure Plan should be prepared in association with a local scheme amendment and wherever possible, identify each lot capable of future subdivision as contributing 10% of the original lot area as Public Open Space in a linear or nodal parcel in the form of the following:

1. Additional buffer strip/nodes adjacent to the existing foreshore reserve (MRS) along Wungong River

2. Buffer strip/nodes adjacent to the Multiple Use Corridor drainage reserves



(existing or new) which run between Lake Road and the Wungong River 3. Buffer strip/nodes adjacent to existing road reserves especially where

additional native vegetation can be retained 4. In locations for protection of locally valued environmental assets such as

wetlands, rare flora species or vegetation, and/or 5. In appropriate locations, where points 1-4 above may not be appropriate,

location the 10% POS from adjoining landholdings such that upon ceding they consolidate to form a contiguous parcel of POS parkland reserve greater than 4000sqm in area.”

The design, location and distribution of POS has regard to these principles as outlined above. POS areas A, B, F & G are all located adjacent to the foreshore reserve. The design and location of POS Area E which has an area of 2500m2, responds to engineering requirements as well as providing for a more even distribution of POS throughout the Structure Plan area. The functionality of POS areas within the Structure Plan is illustrated by both the Landscape Masterplan Concept Plans provided at Appendix K and Engineering Plans, including basin cross-sections, at Appendix L of the LWMS, respectively. A total of 1.8974 ha of Public Open Space has been provided, some of which also serves a drainage function as detailed in the LWMS (including Engineering Plans) prepared to support the Structure Plan. The POS Calculations at Table 3 and the POS Schedule included as Table 4 below illustrate the subject land is required to provide 1.8973 ha of land for public open space, in accordance with the 10% site contribution required by Liveable Neighbourhoods. The drainage swale areas included as restricted open space have been calculated from the 1 in 5yr Top of Water (ToW) level area but exclude the 1:1 year ToW for all proposed swales referred to as N1, N2, S2 and S4 as detailed in Table 12 of the LWMS and Engineering Plans including cross sections at Appendix 5. Where there is any inconsistency between the LWMS and Engineering Calculations, the LWMS prevails. Landscape Masterplan and Concept plans are also included for reference. The calculations are summarised in Table 3 below:

TABLE 3 – POS Calculations

POS Ref POS Area 1yr (m2) 5yr (m2) Deduction

Restricted POS (m2)

Unrestricted POS (m2)

A 5495m2 N1: 1000 N1: 1040 1760 40 3695 N2: 760 N2: 760 - - -

B 2630 m2 - - - - 2630 C 1971 m2 - - - - 1971

D 5170 m2 1389 1429 1389 40 3741 E 2500 m2 S2: 650 760 650 110 1740

F 1262 m2 - - - - 1262 G 4505 m2 S4: 760 760 760 - 3745

Total 4559 190 18 784



Based on the above POS schedule, 99% of the required POS has been provided as unrestricted POS.

TABLE 4 – POS Schedule (All areas in hectares)

NET SITE AREA

19.4292

Deductions

1:1 yr Drainage Swales 0.4559

Gross Subdivisible Area

18.9733

Public Required Open Space @ 10%

1.8973

Public Open Space Contribution

To comprise: • minimum 80% permissible Unrestricted Public Open

Space 1.5179 • maximum 20% permissible Restricted Public Open

Space 0.3794

Public Open Space Provided

Drainage Swales: 1:5yr outside 1:1yr areas 0.0190

Unrestricted POS contribution PROVIDED

1.8784 (99%)

Restricted POS PROVIDED

0.0190 (1%) TOTAL PUBLIC OPEN SPACE PROVIDED

1.8974

3.3 Residential

3.3.1 Land use and residential density The Structure Plan has regard for the progressive residential development occurring to the north-east of the Structure Plan area, the established residential development to the east of Lake Road and the proposed residential subdivision and development to the north of the Structure Plan within the Precinct B Structure Plan area. The proposed residential density is consistent with the strategic direction of the Sub-Regional Planning Framework which promotes higher densities in undeveloped areas zoned for urban use, particularly in areas close to transit corridors and high amenity. The Sub-Regional Planning Frameworks encourage new urban development to use an average residential density target of 15 dwellings per gross hectare of urban zoned land and 26 dwellings per residential site hectare to guide the allocation of residential densities.



Given the site benefits from high amenity due to its proximity to the Wungong River, the Structure Plan is proposed for residential development at a density coding of R25 and R40. This achieves an appropriate residential density in an area of high amenity of 30.3 dwellings per site hectare. Based on 2011 ABS statistics and an expected dwelling yield of 337 dwellings, the estimated population of the Structure Plan area is 876 persons at 2.6 persons per dwelling. A Lot Layout and Yield Plan is included as Appendix 6. 3.3.2 Residential lot layout The road network has been designed to facilitate the creation of regular shaped lots, capable of accommodating standard residential dwellings, with direct access to a public street. A suitable mix of lot types are proposed, including a standard 12.5m x 28m R25 product and 8m x 30m rear loaded R40 product. Due to the typical depth of the R25 lots, a reduced (4m) front setback is proposed. The concurrent Scheme Amendment proposes the introduction of a minimum 4m primary street setback via Schedule 12 of TPS4. The proposed local road network predominately consists of east-west road connections, to maximise single residential lots oriented north–south, providing opportunity for solar passive design. Orientation of lots fronting the Wungong River foreshore allows for passive surveillance of this area of Public Open Space. In fact, all POS within the Structure Plan area shall be provided with passive surveillance from surrounding lots. A north-south road adjacent to the western boundary of the Structure Plan area shall be provided along the Wungong River foreshore. All lots fronting the Wungong River foreshore are serviced via rear laneways providing slightly elevated lots. Due to access constraints, two battle-axe lots to the north-east of the Structure Plan area are proposed.

3.3.3 Residential Lot Size The Structure Plan proposes a road network that results in the creation of standard street blocks that are robust and adaptable to accommodate a variety of lot sizes. Density codings of R25 and R40 are proposed. Standard R25 coded lots would be 350m2 in area, with standard R40 lots being 240m2 in area.

3.4 Movement Networks

3.4.1 Existing movement network Regional Road Network

The subject site is well connected to the metropolitan and wider regional road network, given its close proximity to the Tonkin Highway, Ranford Road and Armadale Road. The regional road network provides efficient access to the wider Perth Metropolitan Region including commercial and employment centres.

Lake Road, at the south-eastern boundary of the subject land, is designated as an Other Regional Road under the Metropolitan Region Scheme (MRS). Lake Road performs a higher



order road function, providing access from Ranford Road and Armadale Road to Albany Highway as an alternative to the Tonkin Highway.

Local Road Network

The subject land has direct frontage to Lake Road, an Other Regional Road that currently connects to the Primary Regional Road network. Poad Street runs along the north-eastern boundary of the subject land and terminates adjacent to the Wungong River foreshore.

Public Transport Network

The site is well located with respect to existing public transport, located 2.8km from Sherwood train station along the Armadale train line. Transperth operates the Perth to Armadale passenger rail service seven days a week. The service operates:

• Monday to Friday from 5.11am to 12:39am; • Saturday from 5.16am to 2:54am; and • Sundays & Public Holidays from 7:16am to 12.39am.

Bus routes linking the subject land to the rail system will ensure that future residents have convenient access to an efficient public transportation network. The nearest bus stop is located along route no. 245 and is 50m south of the subject land. Bus 245 is a high frequency bus route operating Monday to Friday from 5:55am to 9:32pm, on Saturday from 7:53am to 9:32pm and on Sunday and Public Holidays from 7:53am to 7:22pm. The bus services both Armadale and Kelmscott train stations.

Cycle Network

The subject land is located within close proximity to the Perth Bicycle Network including a shared path along Lake Road, bicycle lanes along Ranford Road and Armadale Road, and a Principal Shared Path along the Tonkin Highway. The Principal Shared Path connects the site with destinations along the north-south length of the Tonkin Freeway, stretching from Thomas Road to Mills Road and intersecting with the Principal Shared Path alongside Albany Highway.

The Structure Plan will be designed to encourage cycling through the provision of a dual use path network, connecting to the existing external footpath network. The dual use path will generally follow Wungong Brook, linking to Lake Road, Poad Street and the internal proposed road network. Pedestrian Network The progressive development of the area will facilitate the provision of a significantly upgraded pedestrian network. Future subdivision within Precinct A1 will facilitate the provision of a highly connected network of shared paths and pedestrian paths linking the Wungong River parkland to Lake Road, Poad Street, and the existing surrounding footpath network.



3.4.2 Proposed movement network The Transport Assessment at Appendix 7 prepared by Transcore in support of the Structure Plan, provides detail on the proposed road network and the impact of potential traffic volumes on the local road network. Access/egress to the subject land will be via three (3) intersections from Lake Road, and one (1) intersection from Poad Street. The existing four-way intersection of Lake Road/Poad Street will be restricted to permit only left-in/left-out movements on the western approach of Poad Street. The proposed internal road network consists of a majority north-west to south-east road linkages, with some north-east to south-west road linkages and fourteen (14) laneways. All internal roads can be classified as Access Street C, Access Street D and Laneway according to Liveable Neighbourhoods principles. Access Street C is a typical residential street projected to carry up to 3,000vpd and a road reserve of 15.4-16m with 7.2m trafficable carriageway. For the subject Structure Plan due to its relatively short length and the proximity to Lakes Road intersection, no on-street parking is proposed for entire length of the Access Street C. The typical road reserve for Access Street D entails a width of 14.2m with 6m wide trafficable carriageway. Maximum desirable traffic volume for this type of road is 1,000vpd. In line with the specific project streetscape objectives the Structure Plan proposal allows for Access Roads D road reserves of 15m and a minimum of 14.2m adjacent to POS throughout the Structure Plan. This initiative is consistent with the Liveable Neighbourhoods principles and as such is considered appropriate. The western portion of Poad Street is also to be upgraded to Access Street D standard. The typical road reserve for Laneways entails a 6m wide trafficable pavement sufficient to allow two-way movements, rubbish collection and vehicle access into garages located on the rear of properties. Maximum desirable traffic volume for a laneway is 300vpd. Visitor parking for rear loaded lots in the Structure Plan are recommended to be provided within the verge of the Access Streets’ frontage. The proposed Structure Plan pedestrian path system shall be designed so to seamlessly integrate with the existing external path system along Lake Road. As such, pedestrian paths on one side of all Access Streets within the Structure Plan are proposed. Pedestrian crossing facilities shall be considered along Lake Road, adjacent to the proposed new external Structure Plan access intersections as well as the Poad Street/Lake Road intersection. Internal subdivisional roads will be constructed to City of Armadale specifications, including kerbing and piped drainage and provision of footpaths as required. 3.4.3 Traffic generation In calculating trip generation and distribution within the Structure Plan, the Transport Assessment uses a daily traffic generation rate of 8 vehicle trips per day (vpd) per dwelling as recommended in the WAPC Transport Assessment Guidelines for Development (2006). Based on



this rate, the proposed Structure Plan will generate approximately 2,800 vpd which can be accommodated by the proposed internal road network. The traffic projections for the post-development stage indicate that Lake Road would ultimately carry between 12,000-17,000vpd of total daily traffic volumes of which up to 8.6% would be generated by the proposed Structure Plan. The projected 2031 daily traffic volumes are considered to be well within the physical capacity of Lake Road. The anticipated total daily traffic volume on Poad Street (western section) of around 120vpd is significantly below the future Poad Street carriageway standard designed to carry up to 3,000vpd. It is therefore concluded that the existing and proposed upgraded road network abutting the Structure Plan has the capacity to accommodate the anticipated traffic generated by the Structure Plan.

3.5 Water Management

The WAPC’s Better Urban Water Management (BUWM) document identifies the requirement to prepare a Local Water Management Strategy (LWMS) to support a proposed Structure Plan. The LWMS has been prepared to support the proposed Local Scheme Amendment and Structure Plan in accordance with the requirements of the BUWM. The LWMS outlines the key elements required to achieve best practice stormwater management for the site and describes the existing hydrological environment including the shallow water table, the western portion of the subject land being within the flood fringe of the Wungong River, local surface runoff, and the existence of an open drain running through the middle of the subject land serving Seville Grove residences to the east. The LWMS identifies how the Structure Plan supports water sensitive urban design, including non-structural and structural controls to reduce nutrients to Wungong brook from the subject land. The LWMS presents the management strategy for groundwater, surface water, and water use. The LWMS:

• Describes the predevelopment environment;

• Sets out a Local Water Management Strategy for the precinct, including details relating to:

(a) Water Use and sustainability initiatives;

(b) Surface Water Management;

(c) Groundwater Management;

(d) Wetland Management;

(e) Water Quality Management; and

(f) Construction Management.

• Describes implementation of the LWMS including requirements for subsequent investigations (i.e. Urban Water Management Plan).

The development is divided into two major stormwater catchments, containing several minor catchments, particularly within the southern half. Stormwater from these catchments will be treated and discharged into the Wungong River. The stormwater strategy is to attenuate the 1,



5 and 100yr ARI post-development flows from the subject land to pre-development rates, in a series of bio-retention basins in POS areas. Finished floor levels will be minimum 0.5m above adjacent 100yr ARI designated flood level in Wungong River. POS irrigation water resource is likely to be from superficial aquifer bores.

Flows from the external Seville Grove catchment will be treated within a bioretention basin located in POS area D, adjacent to Lake Road. Stormwater will then be conveyed via a piped system prior to discharge via an outlet into the Wungong River.

The Department of Water has advised its preference is for the surface drain traversing the Structure Plan area to be retained, however, the design team in consultation with the City of Armadale have concluded that piping this stormwater flow is a superior option, having regard to planning design, environmental, engineering and land use efficiency objectives. The environmental benefits of piping the drain are summarised below and are further detailed in the Environmental Report at Appendix 2:

• The surface drain has no significant environmental values;

• Findings from previous chemical analysis has shown that flow through the drain caused a distinct reduction in water quality; and

• A bioretention basin is to be constructed which would improve stormwater quality compared to the existing surface drain

The proposed piping of the drainage would better manage the Seville Grove stormwater flows and thus should be supported by the Department of Water, rather than the existing surface drain being retained.

At the present time drainage from the site is unmanaged and the land use is effectively agricultural. As a result it is reasonable to conclude that there will be some nutrient export from the land into the Wungong River. The transition in land use from agricultural to urban and the establishment of urban water management in accordance with better urban water management principles including nutrient export control, will result in an improvement in nutrient discharges to the Wungong River. The LWMS groundwater strategy includes subsoil drains to control groundwater levels, and subsoil treatment in bio-retention basins or swales prior to discharge. Due to fill being required to provide enough separation to groundwater, site soakage is proposed for all lots greater than 300m2 in area. Smaller lots will have a connection to the stormwater system. All stormwater drainage design and construction will be completed to the City of Armadale specifications and in accordance with any future approvals.

3.6 Education Facilities

Willandra Primary School is located 550m south-east and Cecil Andrews Senior High School is located 1.1km east of the subject land. Challis Primary School and Early Childhood Education Centre are co-located 1.8km west of the subject land.



3.7 Activity Centres and Employment

The subject land is located approximately 3.8km from both Armadale and Kelmscott District Centres and 2km east of a range of existing retail and community facilities including the Champion Drive and Westfield Local Shopping Centres.

The Kelmscott Industrial Area located on Champion Drive is 2km east of the subject land and offers a range of employment opportunities at a local and regional level. The Forrestdale Business Park is located between Ranford Road and Armadale Road, and adjacent to the Tonkin Highway, approximately 250m south of the subject land. The Business Park covers 190 hectares and accommodates up to 700 industrial lots, with potential to ultimately create more than 12,000 jobs. It includes a Masters Home Improvement store which opened in March 2012 and employs 180 staff, as well as a Bunnings Warehouse which opened in November 2012.

Regional employment opportunities in the commerce, retail and service sectors are located within relatively close proximity at Armadale and Kelmscott.

3.8 Infrastructure Coordination, Servicing and Staging

3.8.1 Servicing Development Engineering Consultants have prepared an Engineering Services Report, a copy of which is attached as Appendix 8. Details of service infrastructure available to the site are included below:

Power Supply Sufficient power supply exists in the area to supply the development. High and low voltage aerial power lines are located on sections of both Lake Road and Poad Street. The existing dwellings along Lake Road are served from these sections. Lake Road has light poles installed and are connected via underground cable. A Transmission high voltage aerial line is located within the Lake Road reserve at the corner of Henderson Drive at the southern end of the site. It is expected that the subdivision will be serviced from the mains at the corner of Lake Road and Henderson Drive. Transformer sites will be determined at the detailed subdivision design stage.

Water Supply Currently there is a 150mm water main along Poad Street connecting across Lake Road, and small 100mm mains within the Lake Road reserve servicing the existing dwellings on the subject land.



There is a 250mm water main within Lake Road opposite Henderson Drive, which can be extended along Lake Road into the subdivision. The Water Corporation has also advised that as a result of development along Lake Road north of the subject land, upgrades to water supply infrastructure may be required.

Reticulated Sewer The site is not currently connected to sewer. Water Corporation sewer infrastructure exists on both the southern and northern extents of the site. The Water Corporation has advised that the site falls into two sewer catchments. The southern part is to be connected to the Lake Road Waste Water Pump Station (WWPS), which is located on the east side of Lake Rd at the corner of Henderson Drive, via the existing sewer located on the eastern verge of Lake Road. This will require extending the connecting sewer across Lake Road. The Corporation also advises that the northern part of the development is to be connected to the McNeil Road WWPS, which is located in McNeil Road some 400m north of Poad Street. The extension of the sewer to the site will entail constructing a sewer along an unmade road reserve (previously part of Lake Road) and also a crossing of the Williams Road Main Drain, which is an open channel drain under the control of the Corporation.

Earthworks and Retaining Walls The subject land slopes west from Lake Road to the Wungong River. The finished site levels will be controlled by the sewer levels and thus fill will result in the land sloping generally east towards Lake Road. Low retaining walls will be installed as necessary to provide level lots with appropriate road access. All retaining walls will be subject to building approval from the City. Detailed engineering design has been undertaken to demonstrate how development of the site will be integrated with levels surrounding land, including the interface with the Wungong River. Sections are included at Appendix 5. The internal roads will be lifted, with imported clean sand fill as required, above Natural Surface Level to provide cover to the sewer and access to lots which require filling for the required clearance to groundwater.

Telecommunications Telstra services exist in the area along both Lake Road and Poad Street adjacent to the site. These are not currently capable of servicing the future subdivision of the land facilitated by this proposal, so some upgrading will be required. Telstra generally requires twelve months’ notice of development to ascertain any upgrading requirements.



NBN services are installed east of Lake Road opposite McNeil Road. In accordance with statutory requirements for subdivisions of more than 100 lots, the developer is required to install NBN “pipe and pit” to allow for future installation of cables for the NBN. The design of the “pipe & pit” is the responsibility of the developer, and will be designed in conjunction with the underground power network, and installed during the construction phase of the subdivision.

Gas ATCO has advised that gas mains are located in the vicinity of the subject land within the existing residential development on the eastern side of Lake Road and also along Poad Street. It is likely that gas mains will be installed in the customary way with the developer providing the trench, and ATCO installing the conduits and other infrastructure. 3.8.2 Staging There are no infrastructure triggers which shall influence the staging of future subdivision within the Structure Plan area.

3.9 Developer Contribution Arrangements

Part 6B – Development Contributions Areas of TPS 4 provides for a cost contribution scheme to be established, to ensure the equitable sharing of costs between owners towards infrastructure required as a result of the subdivision and development of land within the Developer Contribution Area (DCA). It is not anticipated the subject land will be included within a DCA.

3.10 Other Requirements

3.10.1 Fire management

The Structure Plan design has been prepared having regard to the requirements of the Bushfire Management Plan at Appendix 4, which in turn has been informed by a Foreshore Management Plan (Appendix 9) The subject land is identified as having a pre-development low-moderate bushfire hazard suitable for development provided risk management strategies and designs are incorporated into the development as detailed in the Bushfire Management Plan.



Location of Development Whilst the Structure Plan is within an area designated as Bushfire by the DFES mapping, the proposed Structure Plan is not subject to either an extreme bushfire hazard land classification or requires construction standards to BAL-40 or BAL-FZ. The residential area will predominately be located in cleared grassland areas. The existing vegetation within the development to be included in Public Open Space is to be managed in accordance with the Building Protection Zone standards. A 31 metre Building Protection Zone separates the Wungong River vegetation from the urban residential area. Residential Buildings within 100 meters of classified vegetation will have an increased construction standard in accordance with AS 3959. Siting of Development A minimum 31 metre setback from habitable buildings to classified vegetation or revegetation within the Wungong River Reserve is required to achieve a BAL 19. The setback will consist of a 16.5 metre road reserve and a 15 metre Landscape Zone within the Wungong River Reserve (including a 4 metre wide dual use pathway). The 4 metre wide dual use pathway (DUP) will consist of a 2 metre wide path with 1 metre wide shoulders either side of the path consisting of minimum of 100mm compacted road base material. This will then provide a pathway and access for fire appliances (up to 15 tonnes) and maintenance vehicles in the POS area. Trees should be planted a minimum of 6 metres from the centre of the DUP. The 16.5m road reserve and 15m Landscape Zone will be required to be managed to the Building Protection Zone Standard. POS areas will comply with the Building Protection Zone standard, and habitable buildings within 100 metres will not be required to comply with AS 3959. The Building Protection Zone standards are detailed in section 5.3.2 of the Bushfire Management Plan. All residual bushfire related risk levels are identified as moderate or low. In accordance with SPP 3.7 and the accompanying Guidelines for Planning in Bushfire Prone Areas, the bushfire risk to the proposed development is not considered unreasonable and should not prohibit development of the site subject to the measures detailed in the Bushfire Management Plan being complied with. Access Access and egress to the proposed Structure Plan area will be via three connections to Lake Road and one connection to Poad Street. At each stage of development, there will be two access/egress connections available, increasing access options for emergency services and egress options for residents. All internal roads and laneways comply with the minimum Acceptable Solution A3.2 requirements for public roads as detailed in Table 3 of the Fire Management Plan. Water Supply Reticulated water via the Water Corporation system will be installed by the Developer within this site. The developer will install and mark Fire Hydrants in accordance with the specification of the Water Corporation and DFES. Each Lot will be connected to the Water Corporation reticulated system by the developer.



Hazard Reduction Remnant retained vegetation bush fuels outside Building Protection Zones, must be maintained below 6-8 tonnes/ha. Grass fuels must be maintained below 50mm over the whole of each lot annually and can be achieved by mowing, grazing and slashing. Habitable buildings must be setback from vegetation within the Wungong River Foreshore in accordance with the BAL ratings referred to in Table 2 and illustrated at Figure 6 of the Bushfire Management Plan. The setback must comply with the Building Protection Zone standards to achieve the BAL rating in perpetuity. As illustrated by the Foreshore Management Plan, the planting of vegetation within the Wungong River Reserve and POS areas is to be carried out in accordance with the principles detailed in Plant Guide within the Bushfire Protection Zone for the Swan Coastal Plain. The Bushfire Management Plan will be implemented as a condition of subdivision approval for the site. It will be the responsibility of the developer to implement the provisions of the Bushfire Management Plan in order to seek clearance of those conditions of subdivision. Likewise it is the responsibility of the City of Armadale to ensure that all standards required in this Bushfire Management Plan are met by the developer prior to clearing any conditions of subdivision relating to this Plan.

3.10.2 Environmental Management

The Environmental Report at Appendix 2 concludes following desktop survey and site investigations conducted between October 2014 and March 2015, that there are no constraints to development of the Structure Plan area derived from the environmental characteristics of the land. This conclusion reflects the current condition of the Structure Plan area being completely cleared of native vegetation in the past. A Landscape Masterplan has been developed based on the Structure Plan design and is included as Figure 7 within the Environmental Report. The Landscape Masterplan provides for the retention of significant trees contained within POS areas. A Foreshore Management Plan has also been prepared (Appendix 9), which proposes the establishment of new plantings of fringing vegetation at the margins of the Wungong River, grassed open space, fire buffer garden beds with low fuel native plants, and duel use pedestrian path/fire access tracks. Replanting within the Wungong River Parks and Recreation reserve with native plants will constitute an increase in the area of the locality which is vegetated by native flora and will increase the available habitats at the fringe of the Wungong River. The Foreshore Management Plan accords with the provisions of the Wungong Brook Management Plan 2010 to 2015 and advice from the City of Armadale environmental officers. A detailed landscape plan for this area is anticipated as a Condition of Subdivision approval and will be developed at that time. The hydrological connection between the land and the adjacent Wungong River comprising any surface water which discharges from the site by sheet runoff following prolonged heavy rainfall, and discharge of shallow perched groundwater is the most significant environmental factor associated with the subdivision and development of the the Structure Plan area. Thus,



the focus of environmental management to support development of the land will be through the establishment of an Urban Water Management Plan for the land as detailed in the LWMS prepared by JDA Consultant Hydrologists. Groundwater monitoring at twelve (12) bore locations across the Structure Plan area was conducted by Bowman and Partners Environmental four times between 27 October 2014 and 29 January 2015. Monitoring may be required to continue at monthly intervals for groundwater levels and at quarterly intervals for groundwater quality for approximately a further 10 to 12 months, such that the 2015 peak groundwater levels are also captured. The 20 year (and 30 year) AAMGL, Maximum GWLs and rainfall data is considerably higher than for the 10 year data. The City of Armadale may require that estimates for AAMGLs/Maximum GWLs at the site are made based on 20 or 30 year periods for the purpose of LWMS/UWMP assessments. The evidence of perched groundwater at the site also requires careful consideration when determining AAMGLs and Maximum GWLs. In particular, consideration should be given to the short-term response of the water table under intense rainfall periods in perched areas with clayey soils, and to the increase in recharge to groundwater following urban development.



3.11 Implementation

The proposed Structure Plan has been prepared in accordance with the requirements of the Planning and Development (Local Planning Schemes) Regulations 2015. Further, the Structure Plan complies with the applicable State and Local Planning Policy Framework as set out in section 1.3 of this Report. The Planning and Development (Local Planning Schemes) Regulations 2015 stipulate the manner by which the Structure Plan will be processed by the City of Armadale and thereafter, the Western Australian Planning Commission to enable final approval. Development and subdivision of the Structure Plan Area is dependent on finalisation of the Scheme Amendment and Structure Plan. Following adoption of the Structure Plan, Development and Subdivision Applications can be considered and approved where they comply with the Structure Plan.

TECHNICAL APPENDICES INDEX Appendix

No. Nature of Document Assessment Agency Approval Status

1 Certificates of Title N/A N/A 2 Environmental Report LA N/A 3 Bore Location Plan N/A N/A 4 Bushfire Management Plan LA For Assessment

5a 5b 5c

Table 12 and Figure 11 Extracts from LWMS Engineering Plans Landscape Masterplans and Concept Plan

LA/DoW LA LA

For Assessment (LWMS) For Information For Information

6 Lot Layout and Yield Plan N/A For Information 7 Transport Assessment LA For Assessment 8 Engineering Report N/A For Information 9 Foreshore Management Plan LA For Information

Abbreviations: LA: Local Authority WAPC: Western Australian Planning Commission DoW: Department of Water

APPENDIX 1

Certificates of Title

LANDGATE COPY OF ORIGINAL NOT TO SCALE

www.landgate.wa.gov.au

JOB 48006976Fri Jun 12 12:55:51 2015



JOB 48006976Fri Jun 12 12:55:49 2015



JOB 48006976Fri Jun 12 12:55:48 2015



JOB 48006976Fri Jun 12 12:55:52 2015

APPENDIX 3

Bore Location Plan

23.85

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2

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4

5

A B C D E

5

4

3

2

1

EDCBA

NOTE:This drawing is the property ofharley dykstra pty ltd it may not be copied or

PERTH OFFICE:HARLEY DYKSTRA PTY LTD

PO Box 316 Kelmscott WA 6991T: 08 9495 1947 F: 08 9495 4561

W: www.harleydykstra.com.auOffices also at Albany, Bunbury,Busselton and Kelmscott

E: [email protected]

PERTH WA 6000

®

SNOITULOS YEVRUS & GNINNALP

Level 1, 252 Fitzgerald Street,

altered without the consent of the owner

survey

drawn checked

level datumhoriz datum

cad file

rev

drawing no

description

client

A Original drawingscale at A1 all distances are in metres

details date details date

PDH 29.01.15 20280-01A.lcd

DPJ 03.02.15

AHD20280-01ABluegold Project Management

PLAN 1

PDH 02.02.15

MGA

1 : 150002.02.15rev

LEGENDILHeadwallWater LevelMonitoring well

Major contour intervalMinor contour interval

Bore Location SurveyLots 13-18 Lake RdCHampion Lakes

0 402010 30 50

Pipe IL21.26m

Drainage MHConcrete Level

23.02m

Pipe IL21.10m

Water Level21.55m

Rock Pitching21.50m

Pipe IL21.17m

Pipe IL21.12m

MB4Ground RL

23.75m

MB3Ground RL

23.79m

MB1Ground RL

22.63m

MB5Ground RL

23.40m

MB6Ground RL

23.04m

MB2Ground RL

22.82m

MB7Ground RL

22.68m

MB8Ground RL

23.19m

MB9Ground RL

23.84m

MB12Ground RL

23.65m

MB11Ground RL

23.52m

MB10Ground RL

23.76m

Pipe IL21.97m

Pipe IL22.58m

Pipe IL21.24m

Pipe IL21.09m

Open Drain IL21.79m

Pipe IL22.43m

Edge of RockConcrete

13

14

15

16

17

18

SCDB Bdy

3124

8003

805

71

70

3124 50

20066

POAD STREET

LAKE

ROAD

LAKE

ROA

D

This plan has been prepared for Bluegold Project Management froma combination of field survey and existing records for the purpose ofshowing the physical features of the land to assist in designing futuredevelopment. It should not be used for any other purpose.Major contour interval at 1m and minor contour interval at 0.5m.Horizontal and vertical connection made to FOR65 & FOR66.The title boundaries shown hereon were not verified or marked at thetime of survey but are derived from the SCDB 02.2015. They areestimated to be accurate only to +/- 0.40m. This plan should not beused for building to boundary, or to prescribed set-backs, withoutfurther boundary survey.Before starting any demolition, excavation or construction on thesite, the relevant person should make an independent and updatedenquiry of ‘Dial Before You Dig’ and any relevant service providersto ascertain the existence of further services (if any) and theaccurate location of those not surveyed at the time of preparing thisplan (or data).No responsibility can be accepted by Harley Dykstra for any damagecaused to any underground service or any loss or injury so sufferedif enquiry and verification have not been completed in accordancewith this note.Contractors to verify all survey control marks to be correct(by field checks) prior to utilisation for construction purposes.This note is as integral part of this plan or the data as transmitted.Failure to reproduce this note on providing this plan or accompanyingdata or any part thereof to any third party will render this plan ordata invalid.Harley Dykstra disclaims any liability whatsoever and howsoevercaused for loss or damage arising from any party who uses or reliesupon this plan for any purpose other than that for which it was intended.In any event the liability of Harley Dykstra Pty Ltd is limited to theresupply of the relevant goods and/or services or the reasonablecost of resupply.

APPENDIX 5

5a Table 12 and Figure 11 Extracts from LWMS

5b Engineering Plans 5c Landscape Masterplan and Concept Plans

JDA Precinct A1 Lake Road, Champion Lakes: Local Water Management Strategy

J5920e 22 April 2016 22

Table 12: XP-Storm Modelling Results Post Development Basins N1 N2 S2 S4

Total Catchment Area (ha) 5.7 (+0.09) 3.10 4.11 5.80 Catchment Data Lots R25 Area (ha) 2.40 1.18 2.00 3.06

Lots R40 Area (ha) 1.01 0.50 0.60 0.34

Road Area (ha) 1.83 1.22 1.26 1.81

POS Area (ha) 0.46 +0.09 N1.b 6

0.20 0.25 0.59

Slope 0.002 0.002 0.003 0.003 Storage Data

CGL (mAHD); (beneath tier) 22.2 (22.5) 22.1 (22.4) 22.65-22.9 22.4 Basin Invert (mAHD) 22.504 22.504 23.2 22.83 Basin Tier Level (mAHD) 22.80 22.70 – 23.33

Base Area (ha); Tier Area(s) (ha)

Swale 0.0014;0.100

Swale 0.0014;0.076

0.065 –

0.076 0.160

Base Side Slopes5 (v:h); Tier Side Slopes5 (v:h)

1:6 0.5m wall then 1:6

1:6 0.5m wall then 1:6

0.5m wall then 1:6 –

0.5m wall;1:6

Storage Outlet Invert (mAHD) 23.10 23.00 23.60 23.03 Outlet control: width x height (mm) 1 300 x 300 450 x 300 300 x 225 450 x 210

orifice 1 year ARI 1hour (17 mm of rainfall)Top Water Level (mAHD) 22.86 22.74 23.30 22.94 Water Depth (m) 0.36 0.24 0.10 0.11 Top Water Level Area (ha) 0.100 0.076 0.065 0.076 Total Inflow Volume (m3) 280 180 190 260 Storage Volume (m3) allowing for infiltration through amended soil 80 40 70 80

Time to empty (hrs) 5 4 1.5 1.5 5 year ARI (Critical Duration of 6 hrs = 53.4 mm rainfall)Critical Duration (hrs) 6 6 6 6Top Water Level Area (ha) 0.104 0.076 0.076 0.076 Runoff Volume into Basin (m3) 1850 780 1290 1760 Maximum Basin Storage (m3)2 560 300 450 380 Basin Storage Volume/Runoff Volume (%)

30 38 35 22

Water Depth (m) 0.85 0.58 0.68 0.50 Top Water Level (mAHD) 23.35 23.08 23.88 23.33 Peak Basin Inflow for duration (m3/s) 0.178 0.113 0.156 0.189 Peak Outflow (m3/s) 0.058 0.044 0.066 0.108 Pre-Development Peak Flow (m3/s)3 0.182 0.084 0.118 100 year ARI (Critical Duration of 6 hrs = 89.4 mm rainfall)Critical Duration (hrs) 6 6 6 6Top Water Level Area (ha) 0.140 0.099 0.105 0.202 Runoff Volume into Basin (m3) 2560 1490 1820 2420 Maximum Basin Storage (m3)2 1020 640 790 920 Basin Storage Volume/Runoff Volume (%) 40 43 43 38

Water Depth (m) 1.23 0.99 1.06 0.78 Top Water Level (mAHD) 23.73 23.49 24.26 23.61 Peak Basin Inflow for duration (m3/s) 0.324 0.197 0.276 0.342 Peak Outflow (m3/s) 0.177 0.118 0.122 0.176 Total Post-development Outflow 0.295 0.122 0.176 Pre-Development Peak Flow (m3/s)3 0.320 0.148 0.209 1. Outlet control refers to an orifice or short culvert sized to restrict the flow to allowed rates, which is assumed to discharge to either a swale or pit/pipe with lower invert as

shown on XP Long-sections (Figures 14-16). 2. Flood storage above basin invert. 3. Based on pro-rata area rate of 0.036 m3/s per ha in the 100yr ARI, and 0.02 m3/s/ha for the 5 yr ARI event. 4. Subsoil treatment swale is within basin, 0.5m wide base 25m long 1:6 side slopes. 5. See cross-sections on Figures 14 to 16 for visual explanation 6. POS N1.b is downstream of basin but contributes to outlet flow at boundary of Study Area to northern drain.

PO AD ST

LAKE RD

Subs oils22.5

22

City of Arm a d a leSeville Grove SouthTreatm ent Ba s in

Seville Grove

S4

N1

N2

S2 SG

S4

N1

S2

N2

POS

POS B

N1.b

23.33

23.08

23.05

22.99

23.58

23.35

23.29

23.23

21.46

21.03

20.82

20.69

0 50 100 150 200Metres

Job No. J5920Precinct A1 La ke Roa d , Cha m pion La kes: Loca l W a ter Ma na gem ent Stra tegy

Figure 11: Stormwater Management System

Suncentro a nd Bluegold Project Ma nagem ent

© CO PYRIGHT JIM DAVIES & ASSO CIATES PTY. LTD. 2016 ±Sca le1:3,500 @A4Coord ina te Sys tem : GDA 94, Z one 50

Source: DEC (2016) Minor Storm water System

South

ern Ri

ver

Stud y AreaLoca l Ba s in 100 yr Inund a tion Area1yr 1hr ARI Bioretention AreaSubsoil Treatm ent Area sLoca l ba s in top of ba nkMinor (≤ 5yr ARI) Storm water SystemPiped O utflowBa s in S4 Treated Subsoil O utflow O nlyExisting O utlet Cha nnelsExisting La ke Rd CulvertsPiped Externa l FlowSouthern River Flood waySouthern River Flood fringePost Developm ent Catchm ents, IDExterna l Catchm ents (Piped Inflow)

#0#0#0

LandUsePO SRes id entia l R25Res id entia l R40Roa d Reserve

N1

S4

23.35

23.08

21.03

100 yr ARI Des ign Level (m AHD)25 yr ARI FLood Level (m AHD)River Invert Level (m AHD)

Propos ed Trea tm entBa s in for externa l flowsfrom Seville Grove

FLORETCT708

713

723

536

711

701

707

540

RD

SAN JACINTA

725

186

LAKE

R

OAD

2030m2

5280m2

2500m2

1310m2

1365m2

³²

³²

³²

LAKE

FLORETCT708

713

10

723

536

711

701

707

540

ROAD

SAN JACINTA

89

532

725

POAD STREET

POAD STREET

LAKE

ROAD

200

186

ROAD

10

RANFORD ROAD

HENDERSON

DRIVE

³²

³²

³²

³²

³²

³²

³²

³²

³²

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³²

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(A1)

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CAD DRAWING DO NOT MANUALLY ALTER

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C O N S U L T A N T S

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E N G I N E E R I N G

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D E V E L O P M E N T

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DATE

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No.

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BY

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REVISION

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"This document shall remain the

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property of Development Engineering

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Consultants Pty. Ltd. The document

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may only be used for the purpose

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for which it was commissioned &

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in accordance with the terms of

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engagement for the commission.

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Unauthorised use of this document

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in any way is prohibited"

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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SUITE 3, 123A COLIN ST,

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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S:\BGO\ARMBGO01\Drawings\LWMS\ARMBGO01-L04.dwg

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26/05/2016

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ARMBGO01-L04

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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DRAINAGE BASIN LOCATIONS

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1:2000

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AMP

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AMP

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08/12/15

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SRA

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SRA

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G

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BLUEGOLD PROJECTS

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A

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08/12/15

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AMP

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INITIAL ISSUE

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SRA

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B

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26/01/16

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JTH

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PRECAL, DRAWING NAME AND CATCHMENTS AMENDED

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SRA

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C

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16/02/16

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JTH

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CATCHMENT TABLE AND DRAINAGE LAYOUT REVISED, NOTES ADDED

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SRA

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D

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25/02/16

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JTH

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CATCHMENT DATA AND BASIN DETAILS AMENDED

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SRA

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E

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13/04/16

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JTH

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STREET NAMES ADDED, COMP. BASIN IDENTIFIED

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SRA

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F

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18/05/16

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JTH

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N1 CATCHMENT DETAILS AMENDED

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SRA

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G

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26/05/16

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JTH

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PRECAL REVISED, FLOOD FRINGE ADDED

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SRA

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W.A.P.C. No. -

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DRAINAGE BASIN S4

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DRAINAGE BASIN S2

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DRAINAGE BASIN N2

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DRAINAGE BASIN N1

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CATCHMENT N1 BASIN DETAILS

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TOTAL IMPERVIOUS AREA

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3.50ha

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100yr STORAGE REQUIRED

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1180m³

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AREA AT TWL (100yr)

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1503m²

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RL (TWL) (100yr)

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23.85m AHD

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457m³

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AREA AT TWL (5yr)

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995m²

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RL (TWL) (5yr)

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23.26m AHD

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388m³

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AREA AT TWL (1yr)

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995m²

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RL (TWL) (1yr)

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23.19m AHD

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LWL

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22.80m AHD

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CATCHMENT N2 BASIN DETAILS

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2.09ha

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700m³

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AREA AT TWL (100yr)

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1048m²

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RL (TWL) (100yr)

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23.55m AHD

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283m³

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AREA AT TWL (5yr)

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765m²

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RL (TWL) (5yr)

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23.07m AHD

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268m³

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AREA AT TWL (1yr)

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765m²

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RL (TWL) (1yr)

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23.05m AHD

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LWL

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22.70m AHD

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CATCHMENT S2 BASIN DETAILS

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2.48ha

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827m³

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AREA AT TWL (100yr)

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1080m²

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RL (TWL) (100yr)

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24.30m AHD

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317m³

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AREA AT TWL (5yr)

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635m²

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RL (TWL) (5yr)

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23.70m AHD

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254m³

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AREA AT TWL (1yr)

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635m²

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RL (TWL) (1yr)

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23.60m AHD

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LWL

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23.20m AHD

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CATCHMENT S4 BASIN DETAILS

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3.20ha

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925m³

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AREA AT TWL (100yr)

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2012m²

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RL (TWL) (100yr)

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23.63m AHD

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383m³

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AREA AT TWL (5yr)

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765m²

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RL (TWL) (5yr)

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23.33m AHD

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329m³

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AREA AT TWL (1yr)

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765m²

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RL (TWL) (1yr)

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23.26m AHD

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LWL

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22.83m AHD

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CATCHMENT DATA

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CATCHMENT

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TOTAL AREA (m²))

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LOT AREA R25 (m²))

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LOT AREA R40 (m²))

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ROAD RESERVE AREA (m²))

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POS AREA (m²))

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N1

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57127

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25439

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10044

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17058

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4586

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N2

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33739

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11869

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5007

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12293

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4570

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S2

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41089

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18477

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6020

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14092

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2500

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S4

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58059

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32026

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3364

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16732

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5937

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%%uLEGEND

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LWMS CATCHMENT AREA

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NATURAL SURFACE

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2.90

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CONTOURS

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23

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GROUND WATER CONTOURS

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MONITORING BORE

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DEPTH

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NAME

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SURFACE LEVEL

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M

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MB01

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R.L.0.00m

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E 664.073m

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N 488.211m

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2.5m

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%%c150

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BORE DIAMETER

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OVERLAND FLOW ARROW

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1 IN 1 YEAR STORAGE

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1 IN 5 YEAR STORAGE

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1 IN 100 YEAR STORAGE

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LAKE ROAD

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POAD STREET

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DRIVE

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HENDERSON

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SAN JACINTA

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ROAD

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LAKE ROAD

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OUTFALL TO RIVER

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FLOOD EXTENT

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FLOOD FRINGE

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26.10

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25.80

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25.70

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25.60

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25.90

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26.00

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26.00

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26.40

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26.10

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25.60

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25.50

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(A1)

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1:250

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2.5m

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37.5m

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35

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30

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25

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20

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15

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10

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0

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5

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7.5

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1

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-

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PROPOSED DRAINAGE BASIN

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23.20

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100 YR FLOOD LEVEL 24.30

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LIMESTONE WALL

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LIMESTONE WALL

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BATTER AT 1 IN 6

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BATTER AT 1 IN 6

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%%UDRAINAGE BASIN S2

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SCALE - 1:250

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INLET STRUCTURE

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OUTLET STRUCTURE

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DATE

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No.

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BY

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REVISION

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L05

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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DRAINAGE BASIN DETAILS

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SHEET 1 OF 4

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H-1:250 V-1:125

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AMP

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AMP

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08/12/15

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SRA

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SRA

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D

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BLUEGOLD PROJECTS

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A

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08/12/15

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AMP

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INITIAL ISSUE

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SRA

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B

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14/01/16

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AMP

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SECTION 1 AMENDED

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SRA

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C

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26/01/16

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JTH

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PRECAL REVISED, DRAWING RENAMED

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SRA

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D

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23/02/16

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JTH

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BASIN DETAILS AMENDED

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SRA

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E

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26/05/16

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JTH

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PRECAL AMENDED

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SRA

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W.A.P.C. No. -

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%%U%%c225 OUTLET STRUCTURE

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1:50

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PLAN

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SECTION

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1:50

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-

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A

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225 PIPE

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230 BRICK WALL

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B

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-

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CONC. FOOTING OUTLINE

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WEBFORGE GRATING

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A

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-

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A

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-

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BASE OF BASIN 23.20

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FRONT SECTION & BAFFLE TO BE 230 BRICKWORK

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SECTION

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1:50

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-

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B

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19mm ALL IN CRUSHED GRANITE OR APPROVED EQUIVALENT

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F718 MESH TO SLAB PLACED CENTRALLY

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WEBFORGE GRATING

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1:6

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230 BRICKWORK

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23.70

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225 PIPE

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100S/S

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100 SUB SOIL

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LOWER BAFFLE LEVEL RL.23.20m AHD

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%%U %%C450 INLET STRUCTURE

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1:50

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TOP OF BAFFLE RL.23.58m AHD

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LINE UP FACE WITH RETAINING WALL

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ELEVATION

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1:50

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-

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C

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SECTION

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1:50

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-

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D

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WEBFORGE GRATING

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BRICKWORK

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SHEET PILING

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1:6

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450 PIPE

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230 BRICK WALL

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FACE OF INLET TO BE SETBACK 20mm FROM FACE OF LIMESTONE WALL TO ALLOW GRATE TO FINISH FLUSH WITH FACE

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GRATE FIXED TO FRONT OF INLET REFER DETAIL

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WEBFORGE GRATING

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PLAN

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D

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-

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C

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-

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C

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-

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200 x 50 JARRAH BIRDSMOUTH SHEET PILING OR APPROVED EQUIVALENT

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WEBFORGE GRATING

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4x12mm MASONARYANCHORS LOCATED CENTRALLY

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6x15mm STEELBAR AT 115mm CTRS

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WEBFORGE GRATING

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%%UGRATE DETAIL

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1:25

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F.S.L.

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2x50mm FLAT STEEL BARS

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INVERT I.L.23.20

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SUBSOIL OUTLET I.L.23.30 AHD

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TOP OF WALL R.L.23.70 (TOP OF GRATE)

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D/S

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D-

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U/S

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23.24

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23.21

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450/2/307

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9.2

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22.21

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23.20

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23.58

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D/S

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D-

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U/S

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22.69

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22.58

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225/2/145

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15.9

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22.69

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SECTION

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SCALE 1:250

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-

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1

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20

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21

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22

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23

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24

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25

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26

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27

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28

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TOP OF RETAINING WALL

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RL.23.70

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RL.25.70

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RL.25.70

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POS BOUNDARY

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LOT 125

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POS BOUNDARY

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1:6

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1:10

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RL24.30 - 100 YR FLOOD LEVEL

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RL.23.20

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RL.23.67 - 5 YR FLOOD LEVEL

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BASE OF DRAINAGE BASIN

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LIMESTONE WALL

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SUB SOIL

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EXISTING GROUND

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LIMESTONE WALL IN FRONT

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25.60

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BATTER AT 1 IN 10

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24.50

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BATTER AT 1 IN 10

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BATTER AT 1 IN 6

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BATTER AT 1 IN 10

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CURVED WALL BATTER

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RL24.50

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RL25.65

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RL25.70

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104

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106

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82

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129

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127

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125

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24.30

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24.40

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24.40

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24.40

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24.50

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23.90

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325

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324

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323

AutoCAD SHX Text

326

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327

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(A1)

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1:250

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2.5m

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37.5m

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35

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30

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25

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20

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15

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10

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0

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5

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7.5

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2

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-

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SECTION

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SCALE 1:250

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-

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B

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22.80

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LIMESTONE WALL

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BATTER AT 1 IN 6

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BATTER AT 1 IN 6

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BATTER AT 1 IN 6

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%%UDRAINAGE BASIN N1

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SCALE - 1:250

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INLET STRUCTURE

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DATE

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No.

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BY

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L06

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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SHEET 2 OF 4

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H-1:250 V-1:125

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AMP

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AMP

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08/12/15

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SRA

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SRA

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D

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BLUEGOLD PROJECTS

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A

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08/12/15

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AMP

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INITIAL ISSUE

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SRA

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B

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14/01/16

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AMP

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SECTION 2 AMENDED

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SRA

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C

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26/01/16

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JTH

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PRECAL AMENDED, DRAWING RENAMED

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SRA

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D

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23/2/16

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JTH

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SRA

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E

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26/05/16

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JTH

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SRA

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W.A.P.C. No. -

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1:50

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PLAN

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SECTION

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1:50

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-

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E

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BASE OF BASIN 22.80

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SECTION

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1:50

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-

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F

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WEBFORGE GRATING

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1:6

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230 BRICKWORK

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300 PIPE

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RL22.50

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100S/S

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%%U %%C450 INLET STRUCTURE

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1:50

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ELEVATION

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1:50

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-

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G

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SECTION

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1:50

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-

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H

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WEBFORGE GRATING

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BRICKWORK

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SHEET PILING

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1:6

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450 PIPE

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230 BRICK WALL

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WEBFORGE GRATING

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PLAN

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H

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-

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G

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-

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G

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WEBFORGE GRATING

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WEBFORGE GRATING

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%%UGRATE DETAIL

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1:25

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F.S.L.

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INVERT I.L.22.80

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OUTLET STRUCTURE

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LIMESTONE WALL

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AutoCAD SHX Text

22.81

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D/S

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D-

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U/S

AutoCAD SHX Text

22.82

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22.80

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450/2/580

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5.8

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230 BRICK WALL

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F

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-

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WEBFORGE GRATING

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E

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-

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E

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-

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100 SUB SOIL

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AutoCAD SHX Text

23.60

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300 PIPE

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23.21

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22.80

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D/S

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D-

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U/S

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22.50

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22.07

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300/2/208

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89.3

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20

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21

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22

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23

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24

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25

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26

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27

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28

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BOUNDARY

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EXISTING GROUND

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EXISTING GROUND

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RL.23.30

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RL.23.30

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POS BOUNDARY

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MRS PARKS & RECREATION RESERVE

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RL.22.80

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1:6

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1:6

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LIMESTONE WALL

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LIMESTONE WALL

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SUB SOIL

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327

AutoCAD SHX Text

325

AutoCAD SHX Text

323

AutoCAD SHX Text

322

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24.67

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24.48

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25.10

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23.80

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24.75

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23

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(A1)

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1:250

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2.5m

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37.5m

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35

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30

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25

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20

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15

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10

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0

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5

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7.5

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3

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-

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SECTION

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SCALE 1:250

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-

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3

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22.70

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LIMESTONE WALL

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LIMESTONE WALL

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BATTERS AT 1 IN 6

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BATTERS AT 1 IN 6

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LIMESTONE WALL

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LIMESTONE WALL

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%%UDRAINAGE BASIN N2

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SCALE - 1:250

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INLET STRUCTURE

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OUTLET STRUCTURE

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DATE

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No.

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L07

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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AutoCAD SHX Text

SHEET 3 OF 4

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H-1:250 V-1:125

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AMP

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AMP

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08/12/15

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SRA

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SRA

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E

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BLUEGOLD PROJECTS

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A

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08/12/15

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AMP

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INITIAL ISSUE

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SRA

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B

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14/01/16

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AMP

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SECTION 3 AMENDED

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SRA

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C

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26/01/16

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JTH

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PRECAL AND BASIN AMENDED, DRAWING RENAMED

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SRA

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D

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23/02/16

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JTH

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AutoCAD SHX Text

SRA

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E

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26/05/16

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JTH

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W.A.P.C. No. -

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1:50

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PLAN

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SECTION

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1:50

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-

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J

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BASE OF BASIN 22.70

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SECTION

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1:50

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-

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K

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ELEVATION

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1:50

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L

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1:50

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M

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WEBFORGE GRATING

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BRICKWORK

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SHEET PILING

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1:6

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450 PIPE

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230 BRICK WALL

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PLAN

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M

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-

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L

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-

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L

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WEBFORGE GRATING

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%%UGRATE DETAIL

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1:25

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F.S.L.

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INVERT I.L.22.70

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22.71

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D/S

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D-

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U/S

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22.73

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22.71

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450/2/380

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7.6

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%%U%%c450 INLET STRUCTURE

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1:50

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WEBFORGE GRATING

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1:6

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230 BRICKWORK

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300 PIPE

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RL22.40

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100S/S

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23.50

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22.70

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23.05

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230 BRICK WALL

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K

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-

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J

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J

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-

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100 SUB SOIL

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300 PIPE

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D/S

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D-

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U/S

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22.40

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22.10

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300/2/54

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16.1

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20

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21

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22

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23

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24

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25

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26

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27

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28

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RL.23.20

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RL.22.70

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RL.23.20

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RL.24.40

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RL.24.20

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POS BOUNDARY

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POS BOUNDARY

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SIDE ENTRY PIT

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LIMESTONE WALL

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LIMESTONE WALL

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LIMESTONE WALL

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SUB SOIL

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1:6

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1:6

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LIMESTONE WALL

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EXISTING GL

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262

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235

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264

LAKE

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23.62

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24.20

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24.20

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23.80

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24

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(A1)

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1:250

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2.5m

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37.5m

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35

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30

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25

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20

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15

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10

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0

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5

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7.5

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4

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-

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22.83

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LIMESTONE WALL

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BATTERS AT 1 IN 6

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BATTERS AT 1 IN 6

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LIMESTONE WALL

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SECTION

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SCALE 1:250

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-

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4

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%%UDRAINAGE BASIN S4

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LAKE ROAD

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L08

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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SHEET 4 OF 4

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H-1:250 V-1:125

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AMP

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AMP

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08/12/15

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SRA

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SRA

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E

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A

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08/12/15

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AMP

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INITIAL ISSUE

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B

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14/01/16

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AMP

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SECTION 4 AMENDED

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SRA

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C

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26/01/16

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JTH

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PRECAL AND INLET STRUCTURE AMENDED, DRAWING RENAMED

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SRA

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D

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23/02/16

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JTH

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SRA

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E

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26/05/16

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JTH

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PRECAL AMENDED

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SRA

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W.A.P.C. No. -

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TOP OF BUND 23.75

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OUTFALL TO SOUTHERN RIVER BRIDGE STRUCTURE

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1:50

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PLAN

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SECTION

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1:50

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-

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N

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BASE OF BASIN 22.83

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SECTION

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1:50

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-

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ELEVATION

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1:50

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SECTION

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1:50

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-

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Q

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WEBFORGE GRATING

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BRICKWORK

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SHEET PILING

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1:6

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525 PIPE

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230 BRICK WALL

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AutoCAD SHX Text


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WEBFORGE GRATING

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PLAN

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Q

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WEBFORGE GRATING

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%%UGRATE DETAIL

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1:25

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F.S.L.

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INVERT I.L.22.83

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AutoCAD SHX Text


AutoCAD SHX Text

OUTLET STRUCTURE

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D/S

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D-

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U/S

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22.50

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22.30

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525/2/353

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70.5

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D/S

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D-

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U/S

AutoCAD SHX Text

22.85

AutoCAD SHX Text

22.84

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525/2/400

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4.0

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22.84

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%%U%%c525 INLET STRUCTURE

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1:50

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WEBFORGE GRATING

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230 BRICKWORK

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RL22.50

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23.70

AutoCAD SHX Text

23.23

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22.83

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230 BRICK WALL

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O

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-

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WEBFORGE GRATING

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N

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-

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N

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-

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100 SUB SOIL

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525 PIPE

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100S/S

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RL.22.83

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AutoCAD SHX Text


AutoCAD SHX Text


AutoCAD SHX Text

RL.23.33

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RL.23.33

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ROAD RESERVE BOUNDARY

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BOUNDARY

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20

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21

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22

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23

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24

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25

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26

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27

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28

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TOP OF BUND

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RL.23.75

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LIMESTONE WALL

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LIMESTONE WALL

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SUB SOIL

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1:6

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5

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23.33

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6

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26

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7

723

725

200

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24.40

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24.72

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24.67

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25.12

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24.88

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24.50

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24.00

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24.22

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24.71

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25.38

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24.40

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24.30

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25.18

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24.83

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24.92

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24.93

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24.53

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24.15

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25.52

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25.20

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24.00

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24.40

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24.48

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25.22

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25.00

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25.10

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25.60

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25.60

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24.80

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24.80

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24.80

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25.60

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25.20

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25.10

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25.20

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25.00

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25.00

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24.90

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25.00

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24.70

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24.60

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24.80

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25.20

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25.20

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24.80

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24.80

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24.80

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25.20

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24.50

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24.60

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24.50

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24.50

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24.60

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24.50

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24.70

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24.80

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25.20

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25.00

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25.60

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24.80

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24.80

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24.80

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25.20

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25.20

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24.50

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24.86

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24.86

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23.90

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308

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75

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70

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55

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DATE

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No.

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BY

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REVISION

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L09

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LOTS 13 - 18

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LAKE ROAD

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ARMADALE

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PROPOSED DRAINAGE

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DRAINAGE LAYOUT

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SHEET 1 OF 4

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1:2000

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INITIAL ISSUE

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B

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4/02/16

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PRECAL, DRAWING NAME AND DRAINAGE DETAILS AMENDED

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C

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PRECAL AMENDED

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W.A.P.C. No. -

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22.80

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23.30

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LAKE ROAD

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DRAINAGE BASIN N1 REFER DWG L05 FOR DETAILS

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MATCHLINE - REFER DWG L10

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DRAINAGE BASIN N2 REFER DWG L06 FOR DETAILS

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22.70

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6.6

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19.23

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23.16

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32.3

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10.7

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23.02

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22.93

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28.3

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22.93

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22.86

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22.1

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22.86

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19.9

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22.82

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22.81

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5.8

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22.86

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22.81

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21.0

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22.90

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22.87

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7.8

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22.92

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22.86

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24.0

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23.01

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22.92

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375/2/402

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36.2

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D-

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23.08

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23.01

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28.3

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22.90

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22.87

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5.4

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23.15

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23.08

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29.6

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22.90

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22.87

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23.18

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23.15

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10.3

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D-

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23.31

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23.18

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53.0

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23.34

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23.31

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11.0

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D-

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23.39

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23.34

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20.0

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D-

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23.70

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23.65

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8.4

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D-

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U/S

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23.52

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23.48

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300/2/295

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11.8

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D-

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U/S

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23.48

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23.38

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300/2/297

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29.7

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D/S

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D-

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U/S

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23.55

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23.52

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300/2/220

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6.6

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D/S

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D-

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23.53

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23.39

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300/2/322

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45.1

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D/S

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D-

AutoCAD SHX Text

U/S

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23.80

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23.77

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300/2/180

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5.4

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D/S

AutoCAD SHX Text

D-

AutoCAD SHX Text

U/S

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23.64

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23.53

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300/3/333

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36.6

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D/S

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D-

AutoCAD SHX Text

U/S

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23.66

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23.54

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300/2/172

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18.9

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D/S

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D-

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U/S

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23.72

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23.66

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300/2/175

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10.5

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D/S

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D-

AutoCAD SHX Text

U/S

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23.64

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23.51

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300/2/200

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26.0

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D/S

AutoCAD SHX Text

D-

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U/S

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23.78

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23.72

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300/2/197

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11.8

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D/S

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D-

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U/S

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22.86

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22.81

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375/2/436

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21.8

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D/S

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D-

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U/S

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23.01

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22.86

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58.2

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U/S

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23.06

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23.01

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21.3

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23.09

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23.06

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7.8

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23.15

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23.09

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17.5

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22.90

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22.87

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300/2/220

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14.8

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D-

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U/S

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23.12

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23.09

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8.0

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D-

AutoCAD SHX Text

U/S

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23.15

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23.09

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300/2/280

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16.8

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D/S

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D-

AutoCAD SHX Text

U/S

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23.36

AutoCAD SHX Text

23.15

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300/2/243

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51.0

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D-

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U/S

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23.17

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23.15

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300/2/270

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5.4

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D/S

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D-

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U/S

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23.39

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23.36

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300/2/180

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5.4

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D-

AutoCAD SHX Text

U/S

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23.46

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23.36

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300/2/199

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19.9

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D-

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U/S

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23.51

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23.46

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300/2/168

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8.4

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D/S

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D-

AutoCAD SHX Text

U/S

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22.07

AutoCAD SHX Text

22.00

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300/2/60

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4.2

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D-

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U/S

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22.88

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22.85

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7.8

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D-

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22.85

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19.5

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22.81

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9.9

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23.20

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28.0

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23.25

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6.6

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D-

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U/S

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22.83

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22.76

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375/2/369

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25.8

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D-

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22.76

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22.73

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10.6

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D-

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22.73

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22.71

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450/2/380

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7.6

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D-

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23.24

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23.20

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7.8

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D-

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23.32

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23.24

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300/2/181

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14.5

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D-

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22.78

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22.73

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375/2/364

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18.2

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D/S

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D-

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U/S

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24.00

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23.20

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300/2/42

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33.2

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GP

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B5B

AutoCAD SHX Text

0.00

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1050

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D-

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U/S

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23.30

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23.16

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300/3/76

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30.0

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D/S

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D-

AutoCAD SHX Text

U/S

AutoCAD SHX Text

22.40

AutoCAD SHX Text

22.10

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300/2/54

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16.1

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D/S

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D-

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U/S

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22.50

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22.07

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300/2/208

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89.3

708

723

711

701

186

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25.90

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25.62

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26.09

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25.50

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25.80

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24.83

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25.73

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25.30

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24.87

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25.22

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25.00

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24.40

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24.72

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24.67

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25.17

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25.12

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26.06

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24.88

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25.86

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25.22

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25.52

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25.60

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25.20

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24.61

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25.65

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24.80

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24.48

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25.60

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25.60

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25.60

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26.40

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25.60

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25.80

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25.80

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25.70

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25.90

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26.20

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26.40

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25.90

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26.00

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26.40

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26.00

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26.00

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26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

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26.00

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26.00

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26.00

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25.80

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25.70

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25.70

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26.40

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26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

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26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.90

AutoCAD SHX Text

25.90

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

25.60

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26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

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26.40

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26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

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25.60

AutoCAD SHX Text

25.60

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26.00

AutoCAD SHX Text

26.00

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25.60

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26.00

AutoCAD SHX Text

26.00

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26.00

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25.40

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25.30

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25.20

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25.10

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25.20

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25.10

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25.00

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25.00

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26.40

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26.40

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26.40

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25.60

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25.60

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25.60

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26.00

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26.00

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26.00

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25.60

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26.00

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26.00

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25.60

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26.00

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26.00

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25.30

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25.30

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25.30

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25.30

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25.10

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25.20

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25.20

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26.00

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26.00

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25.60

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25.20

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25.60

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25.60

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25.20

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24.80

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25.60

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25.60

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25.60

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26.00

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24.80

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26.00

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26.00

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26.10

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25.90

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26.00

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25.50

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25.50

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25.60

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25.60

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25.50

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25.50

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25.50

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25.50

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25.50

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25.40

AutoCAD SHX Text

25.10

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25.20

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24.60

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24.75

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24.90

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21.86

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24.00

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24.5

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25.0

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24

AutoCAD SHX Text

23

AutoCAD SHX Text

24

AutoCAD SHX Text

23.5

AutoCAD SHX Text

248

AutoCAD SHX Text

216

AutoCAD SHX Text

175

AutoCAD SHX Text

156

AutoCAD SHX Text

183

AutoCAD SHX Text

145

AutoCAD SHX Text

114

AutoCAD SHX Text

164

AutoCAD SHX Text

228

AutoCAD SHX Text

236

AutoCAD SHX Text

107

AutoCAD SHX Text

106

AutoCAD SHX Text

125

AutoCAD SHX Text

124

AutoCAD SHX Text

121

AutoCAD SHX Text

122

AutoCAD SHX Text

123

AutoCAD SHX Text

147

AutoCAD SHX Text

146

AutoCAD SHX Text

174

AutoCAD SHX Text

173

AutoCAD SHX Text

172

AutoCAD SHX Text

148

AutoCAD SHX Text

171

AutoCAD SHX Text

170

AutoCAD SHX Text

169

AutoCAD SHX Text

166

AutoCAD SHX Text

165

AutoCAD SHX Text

155

AutoCAD SHX Text

154

AutoCAD SHX Text

153

AutoCAD SHX Text

152

AutoCAD SHX Text

151

AutoCAD SHX Text

150

AutoCAD SHX Text

149

AutoCAD SHX Text

167

AutoCAD SHX Text

168

AutoCAD SHX Text

157

AutoCAD SHX Text

158

AutoCAD SHX Text

159

AutoCAD SHX Text

160

AutoCAD SHX Text

161

AutoCAD SHX Text

162

AutoCAD SHX Text

163

AutoCAD SHX Text

181

AutoCAD SHX Text

182

AutoCAD SHX Text

180

AutoCAD SHX Text

179

AutoCAD SHX Text

178

AutoCAD SHX Text

177

AutoCAD SHX Text

176

AutoCAD SHX Text

185

AutoCAD SHX Text

184

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186

AutoCAD SHX Text

187

AutoCAD SHX Text

188

AutoCAD SHX Text

214

AutoCAD SHX Text

213

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212

AutoCAD SHX Text

229

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300/2/190

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5.4

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D/S

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D-

AutoCAD SHX Text

U/S

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24.55

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24.50

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300/2/190

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15.7

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24.55

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300/2/190

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7.9

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D-

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U/S

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24.55

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24.50

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300/2/190

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17.6

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24.55

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24.50

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300/2/190

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7.8

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D/S

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D-

AutoCAD SHX Text

U/S

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24.55

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24.50

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300/2/190

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20.1

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D/S

AutoCAD SHX Text

D-

AutoCAD SHX Text

U/S

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24.55

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24.50

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300/2/190

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28.0

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D/S

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D-

AutoCAD SHX Text

U/S

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24.55

AutoCAD SHX Text

24.50

AutoCAD SHX Text

300/2/190

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6.9

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D/S

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D-

AutoCAD SHX Text

U/S

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24.55

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35.4

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300/2/190

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28.0

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D/S

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D-

AutoCAD SHX Text

U/S

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24.55

AutoCAD SHX Text

24.50

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300/2/190

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26.8

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D/S

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D-

AutoCAD SHX Text

U/S

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24.40

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24.35

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6.6

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D/S

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D-

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U/S

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24.35

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24.19

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300/2/203

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32.5

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D/S

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D-

AutoCAD SHX Text

U/S

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24.19

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24.15

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300/2/175

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7.0

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D-

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23.48

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23.45

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375/2/383

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11.5

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23.47

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23.45

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6.6

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24.80

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24.75

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7.9

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23.70

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23.48

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88.2

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23.95

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23.80

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8.6

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D-

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23.95

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23.80

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300/2/178

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19.9

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23.95

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23.80

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300/2/178

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17.6

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D-

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23.95

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23.80

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300/2/178

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10.3

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22.58

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22.45

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225/2/184

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23.9

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22.45

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22.15

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225/2/192

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57.7

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D-

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23.55

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23.48

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300/2/238

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16.7

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D/S

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D-

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U/S

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21.82

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21.43

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225/2/186

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72.5

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JP

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0.00

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1050

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22.15

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21.82

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225/2/190

AutoCAD SHX Text

62.9

AutoCAD SHX Text

D/S

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D-

AutoCAD SHX Text

U/S

AutoCAD SHX Text

22.69

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22.58

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225/2/201

AutoCAD SHX Text

22.1

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D/S

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D-

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23.52

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23.48

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300/2/195

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7.8

701

89

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24.30

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24.81

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24.75

AutoCAD SHX Text

25.54

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25.10

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25.31

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25.59

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24.70

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25.79

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25.65

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24.60

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24.70

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24.70

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24.80

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25.00

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24.90

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24.80

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25.10

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25.30

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25.20

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25.60

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25.60

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25.60

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24.80

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24.80

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24.80

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25.60

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24.50

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24.40

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25.60

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24.80

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24.90

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24.90

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24.90

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25.60

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26.00

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26.00

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26.00

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25.60

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25.60

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25.60

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25.60

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26.00

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26.00

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25.60

AutoCAD SHX Text

25.60

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25.60

AutoCAD SHX Text

26.40

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25.60

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25.80

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

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26.00

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26.00

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25.60

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25.60

AutoCAD SHX Text

26.00

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26.00

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26.00

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25.40

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25.30

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.10

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25.10

AutoCAD SHX Text

25.00

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25.60

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25.60

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26.00

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26.00

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26.00

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25.60

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25.60

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26.00

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25.60

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25.60

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25.60

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24.90

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26.10

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25.80

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25.70

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25.70

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25.70

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25.60

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25.90

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26.20

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26.40

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26.00

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26.00

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25.90

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25.00

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25.00

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24.60

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24.90

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26.00

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25.60

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25.60

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26.00

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26.00

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24.95

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25.60

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25.50

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25.50

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24.32

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25.24

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25.34

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25.00

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24.60

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24.60

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24.60

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25.20

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24.65

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24.35

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24.20

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18

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23

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24.5

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24.5

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27

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103

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37

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42

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114

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60

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15

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38

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47

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39

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31

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116

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73

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72

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71

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82

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81

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97

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96

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94

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135

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140

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19

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45

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44

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20

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18

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17

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16

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28

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29

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30

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32

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33

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34

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35

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41

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138

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59

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63

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64

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92

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104

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105

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129

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126

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125

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118

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119

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132

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102

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108

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109

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110

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111

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75

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23.12

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23.06

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375/2/380

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22.8

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D/S

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D-

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U/S

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23.28

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23.20

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300/2/209

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16.7

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D/S

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D-

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U/S

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22.83

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22.82

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450/2/400

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4.0

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D/S

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D-

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U/S

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22.95

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22.83

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375/2/392

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47.0

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D/S

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D-

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U/S

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23.06

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22.95

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375/3/396

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43.6

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D/S

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D-

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U/S

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23.10

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23.06

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375/2/350

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14.0

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D/S

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D-

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U/S

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23.20

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23.10

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375/2/377

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37.7

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D/S

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D-

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U/S

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23.23

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23.20

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375/3/380

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11.4

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D/S

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D-

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U/S

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22.92

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22.83

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375/2/382

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34.4

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D/S

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D-

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U/S

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22.97

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22.92

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375/2/356

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17.8

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D/S

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D-

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U/S

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22.98

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22.95

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300/3/220

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6.6

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D/S

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D-

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U/S

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23.09

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23.06

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300/2/220

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6.6

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D/S

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D-

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U/S

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22.86

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22.83

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300/3/220

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6.6

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D/S

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D-

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U/S

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23.00

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22.97

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300/3/180

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5.4

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D/S

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D-

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U/S

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23.06

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22.97

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375/2/394

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35.5

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D/S

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D-

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U/S

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22.30

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22.10

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525/2/395

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79.0

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D/S

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D-

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U/S

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22.50

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22.30

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525/2/390

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78.0

708

713

723

536

711

701

707

540

186

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³²

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24.75

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25.54

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25.10

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25.90

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25.62

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26.09

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25.50

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25.80

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25.31

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24.83

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25.73

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25.30

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24.87

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25.22

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25.00

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24.40

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24.72

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24.67

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25.17

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25.12

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26.06

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24.88

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24.71

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24.83

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24.92

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24.93

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25.59

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25.86

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25.22

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25.52

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25.60

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25.20

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25.79

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24.61

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25.65

AutoCAD SHX Text

24.80

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24.95

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24.20

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24.32

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25.24

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25.34

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25.10

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24.60

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25.20

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24.65

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24.60

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24.90

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24.35

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21.86

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24.00

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22.0

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22.0

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22.0

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22.0

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22.5

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22.5

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22.5

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24.5

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24.5

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24.5

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24.5

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24.5

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24

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23

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24.5

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24

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23.5

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248

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216

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175

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103

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37

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42

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156

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80

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46

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116

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228

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135

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45

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250

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130

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113

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131

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276

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280

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281

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312

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115

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98

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100

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101

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102

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108

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112

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DATE

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No.

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BY

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REVISION

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DRAWN

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DESIGNED

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REV No.

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26/05/2016

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ARMBGO01-L13

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LOTS 13-18

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LAKE ROAD

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ARMADALE

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EXISTING OPEN DRAIN

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PROPOSED REALIGNMENT

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AND COMPENSATING BASIN

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AS SHOWN

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AMP

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AMP

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13/08/15

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SRA

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SRA

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E

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BLUEGOLD PROJECTS

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A

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13/08/15

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AMP

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ISSUED FOR APPROVAL/TENDER

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SRA

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B

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21/08/15

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AMP

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LOT LEVELS ADDED

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SRA

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C

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23/02/16

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JTH

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DRAWING RENAMED, DRAINAGE LINE AND WALLS AMENDED

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SRA

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D

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13/04/16

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JTH

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ROAD NAMES AND NOTES ADDED. OUTFALL LINE CLARIFIED

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SRA

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E

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26/05/16

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JTH

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PRECAL AMENDED

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SRA

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W.A.P.C. No. -

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(A1)

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1:1000

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10m

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150

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140

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130

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120

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110

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100

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90

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80

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70

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60

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50

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40

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30

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20

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0

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2.0m HIGH LIMESTONE RETAINING WALL WITH 1.0m OPEN FENCE

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0.6m HIGH LIMESTONE RETAINING WALL

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WEIR STRUCTURE INSIDE JUNCTION PIT (TOP SET AT 22.80 AHD)

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A

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B

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ROAD RESERVE BDY

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1:6

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LAKE ROAD

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P.O.S.

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SUBDIVISION ROAD

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ROAD RESERVE BDY

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0.6m HIGH LIMESTONE RETAINING WALL & OUTLET DRAINAGE STRUCTURE

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21.86

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300 OUTLET PIPE

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FLOW

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EXISTING TREES TO REMAIN

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FENCEMAKERS "FORTVIEW" 1000mm HIGH OPEN FENCE ON TOP OF WALL

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1:6

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21.86

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2.0m HIGH LIMESTONE RETAINING WALL AROUND BASIN

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1200 INLET PIPE

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FLOW

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STEEL GRATE FIXED TO FRONT OF INLET

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FENCEMAKERS "FORTVIEW" 1000mm HIGH OPEN FENCE ON TOP OF WALL

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%%UOPEN FENCE ON LIMESTONE WALL

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1:25

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FENCE - FENCEMAKERS "FORTVIEW" 1000mm HIGH

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BORE AND GROUT INTO LIMESTONE WALL

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GROUND LEVEL BEHIND

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ROAD RESERVE BDY

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ROAD RESERVE BDY

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ENTRANCE ROAD

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P.O.S.

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SUBDIVISION ROAD

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SECTION

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H-1:250 V-1:125

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-

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A

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SECTION

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H-1:250 V-1:125

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-

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B

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A07

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DRAINAGE OUTFALL HEADWALL

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2.0m HIGH LIMESTONE RETAINING WALL WITH 1.0m OPEN FENCE

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EXISTING OPEN DRAIN TO BE REDIRECTED & FILLED IN

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COMPENSATING BASIN CATCHMENT

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1:50

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PLAN

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SECTION

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1:50

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-

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E

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BASE OF BASIN 21.86

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SECTION

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1:50

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-

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F

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GRATE

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1:6

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230 BRICKWORK

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300 PIPE

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RL21.52

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100S/S

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230 BRICK WALL

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F

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-

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WEBFORGE GRATING

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E

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-

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E

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-

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100 SUB SOIL

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RECESS FACE 50mm FROM WALL FACE

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22.78

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300 PIPE

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21.86

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22.46

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24.00

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GRATE FIXED ACROSS FRONT OF OUTLET

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%%UBASIN DETAILS

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15.93ha

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100yr STORAGE PROVIDED

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2154m³

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AREA AT TWL (100yr)

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1588m²

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RL (TWL) (100yr)

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23.73m AHD

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1669m³

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AREA AT TWL (5yr)

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1447m²

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RL (TWL) (5yr)

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23.41m AHD

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1570m³

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AREA AT TWL (1yr)

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1392m²

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RL (TWL) (1yr)

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23.34m AHD

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PEAK OUTFLOW (100yr)

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1708 l/s

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BASE LEVEL

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21.86m AHD

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EXISTING OPEN DRAIN TO SOUTHERN RIVER

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SEVILLE GROVE TREATMENT/ COMPENSATING BASIN

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1200 SEVILLE GROVETREATMENT OUTFALL DRAIN LINE

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LAKE ROAD

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SAN JACINTA ROAD

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FLOOD EXTENT

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FLOOD FRINGE

708

713

723

536

711

701

707

540

89 532

725

186

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22.0

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22.0

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22.0

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22.0

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22.0

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22.0

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22.5

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22.5

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22.5

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22.5

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22.5

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23.0

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23.0

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23.0

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23.0

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23.0

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23.0

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23.0

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23.0

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23.5

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25.0

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25.0

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25.0

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25.0

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25.5

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AutoCAD SHX Text

25.5

AutoCAD SHX Text

25.5

AutoCAD SHX Text

18

AutoCAD SHX Text

66

AutoCAD SHX Text

24

AutoCAD SHX Text

23

AutoCAD SHX Text

23

AutoCAD SHX Text

24.5

AutoCAD SHX Text

24.5

AutoCAD SHX Text

24

AutoCAD SHX Text

24

AutoCAD SHX Text

24

AutoCAD SHX Text

23.5

AutoCAD SHX Text

23.62

AutoCAD SHX Text

24.30

AutoCAD SHX Text

24.81

AutoCAD SHX Text

24.75

AutoCAD SHX Text

25.54

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.90

AutoCAD SHX Text

25.62

AutoCAD SHX Text

26.09

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.31

AutoCAD SHX Text

24.83

AutoCAD SHX Text

25.73

AutoCAD SHX Text

25.30

AutoCAD SHX Text

24.87

AutoCAD SHX Text

25.22

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.72

AutoCAD SHX Text

24.67

AutoCAD SHX Text

25.17

AutoCAD SHX Text

25.12

AutoCAD SHX Text

26.06

AutoCAD SHX Text

24.88

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.00

AutoCAD SHX Text

24.22

AutoCAD SHX Text

24.71

AutoCAD SHX Text

25.38

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.30

AutoCAD SHX Text

25.18

AutoCAD SHX Text

24.83

AutoCAD SHX Text

24.92

AutoCAD SHX Text

24.93

AutoCAD SHX Text

24.53

AutoCAD SHX Text

24.15

AutoCAD SHX Text

25.59

AutoCAD SHX Text

24.70

AutoCAD SHX Text

25.86

AutoCAD SHX Text

25.22

AutoCAD SHX Text

25.52

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.79

AutoCAD SHX Text

24.61

AutoCAD SHX Text

25.65

AutoCAD SHX Text

24.00

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.48

AutoCAD SHX Text

25.22

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.70

AutoCAD SHX Text

24.70

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.40

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.90

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.40

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.40

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.90

AutoCAD SHX Text

26.10

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.90

AutoCAD SHX Text

26.20

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.90

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.70

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.80

AutoCAD SHX Text

25.70

AutoCAD SHX Text

25.90

AutoCAD SHX Text

25.90

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.40

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

26.40

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.10

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.90

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.70

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.70

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.30

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.50

AutoCAD SHX Text

25.30

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.90

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.00

AutoCAD SHX Text

26.10

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.90

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.50

AutoCAD SHX Text

26.00

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.40

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.10

AutoCAD SHX Text

24.50

AutoCAD SHX Text

25.10

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.86

AutoCAD SHX Text

24.86

AutoCAD SHX Text

24.86

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.30

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.40

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.50

AutoCAD SHX Text

24.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

25.30

AutoCAD SHX Text

26.00

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.80

AutoCAD SHX Text

24.80

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.90

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

24.95

AutoCAD SHX Text

23.90

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.60

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.50

AutoCAD SHX Text

25.40

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.32

AutoCAD SHX Text

25.24

AutoCAD SHX Text

25.34

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

25.00

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.20

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.60

AutoCAD SHX Text

25.10

AutoCAD SHX Text

24.60

AutoCAD SHX Text

23.80

AutoCAD SHX Text

25.20

AutoCAD SHX Text

24.65

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.75

AutoCAD SHX Text

24.30

AutoCAD SHX Text

24.60

AutoCAD SHX Text

24.90

AutoCAD SHX Text

24.35

AutoCAD SHX Text

24.20

AutoCAD SHX Text

23.80

AutoCAD SHX Text

21.86

AutoCAD SHX Text

24.00

AutoCAD SHX Text

313

AutoCAD SHX Text

330

AutoCAD SHX Text

321

AutoCAD SHX Text

305

AutoCAD SHX Text

304

AutoCAD SHX Text

303

AutoCAD SHX Text

302

AutoCAD SHX Text

248

AutoCAD SHX Text

216

AutoCAD SHX Text

175

AutoCAD SHX Text

27

AutoCAD SHX Text

9

AutoCAD SHX Text

103

AutoCAD SHX Text

37

AutoCAD SHX Text

42

AutoCAD SHX Text

156

AutoCAD SHX Text

261

AutoCAD SHX Text

183

AutoCAD SHX Text

145

AutoCAD SHX Text

14

AutoCAD SHX Text

114

AutoCAD SHX Text

60

AutoCAD SHX Text

13

AutoCAD SHX Text

15

AutoCAD SHX Text

38

AutoCAD SHX Text

47

AutoCAD SHX Text

39

AutoCAD SHX Text

164

AutoCAD SHX Text

40

AutoCAD SHX Text

80

AutoCAD SHX Text

46

AutoCAD SHX Text

31

AutoCAD SHX Text

269

AutoCAD SHX Text

116

AutoCAD SHX Text

12

AutoCAD SHX Text

228

AutoCAD SHX Text

320

AutoCAD SHX Text

319

AutoCAD SHX Text

236

AutoCAD SHX Text

73

AutoCAD SHX Text

72

AutoCAD SHX Text

71

AutoCAD SHX Text

82

AutoCAD SHX Text

81

AutoCAD SHX Text

97

AutoCAD SHX Text

96

AutoCAD SHX Text

94

AutoCAD SHX Text

135

AutoCAD SHX Text

140

AutoCAD SHX Text

337

AutoCAD SHX Text

314

AutoCAD SHX Text

19

AutoCAD SHX Text

45

AutoCAD SHX Text

44

AutoCAD SHX Text

10

AutoCAD SHX Text

11

AutoCAD SHX Text

20

AutoCAD SHX Text

18

AutoCAD SHX Text

17

AutoCAD SHX Text

16

AutoCAD SHX Text

28

AutoCAD SHX Text

29

AutoCAD SHX Text

30

AutoCAD SHX Text

32

AutoCAD SHX Text

33

AutoCAD SHX Text

34

AutoCAD SHX Text

35

AutoCAD SHX Text

36

AutoCAD SHX Text

41

AutoCAD SHX Text

43

AutoCAD SHX Text

49

AutoCAD SHX Text

48

AutoCAD SHX Text

50

AutoCAD SHX Text

51

AutoCAD SHX Text

52

AutoCAD SHX Text

53

AutoCAD SHX Text

54

AutoCAD SHX Text

55

AutoCAD SHX Text

56

AutoCAD SHX Text

57

AutoCAD SHX Text

138

AutoCAD SHX Text

58

AutoCAD SHX Text

59

AutoCAD SHX Text

95

AutoCAD SHX Text

62

AutoCAD SHX Text

63

AutoCAD SHX Text

64

AutoCAD SHX Text

65

AutoCAD SHX Text

66

AutoCAD SHX Text

67

AutoCAD SHX Text

68

AutoCAD SHX Text

69

AutoCAD SHX Text

70

AutoCAD SHX Text

61

AutoCAD SHX Text

74

AutoCAD SHX Text

75

AutoCAD SHX Text

76

AutoCAD SHX Text

77

AutoCAD SHX Text

78

AutoCAD SHX Text

79

AutoCAD SHX Text

83

AutoCAD SHX Text

84

AutoCAD SHX Text

85

AutoCAD SHX Text

86

AutoCAD SHX Text

87

AutoCAD SHX Text

88

AutoCAD SHX Text

89

AutoCAD SHX Text

90

AutoCAD SHX Text

91

AutoCAD SHX Text

92

AutoCAD SHX Text

93

AutoCAD SHX Text

104

AutoCAD SHX Text

107

AutoCAD SHX Text

105

AutoCAD SHX Text

106

AutoCAD SHX Text

129

AutoCAD SHX Text

128

AutoCAD SHX Text

127

AutoCAD SHX Text

126

AutoCAD SHX Text

125

AutoCAD SHX Text

124

AutoCAD SHX Text

118

AutoCAD SHX Text

119

AutoCAD SHX Text

120

AutoCAD SHX Text

121

AutoCAD SHX Text

122

AutoCAD SHX Text

117

AutoCAD SHX Text

123

AutoCAD SHX Text

132

AutoCAD SHX Text

133

AutoCAD SHX Text

134

AutoCAD SHX Text

136

AutoCAD SHX Text

137

AutoCAD SHX Text

139

AutoCAD SHX Text

142

AutoCAD SHX Text

143

AutoCAD SHX Text

144

AutoCAD SHX Text

147

AutoCAD SHX Text

146

AutoCAD SHX Text

174

AutoCAD SHX Text

173

AutoCAD SHX Text

172

AutoCAD SHX Text

148

AutoCAD SHX Text

171

AutoCAD SHX Text

170

AutoCAD SHX Text

169

AutoCAD SHX Text

166

AutoCAD SHX Text

165

AutoCAD SHX Text

155

AutoCAD SHX Text

154

AutoCAD SHX Text

153

AutoCAD SHX Text

152

AutoCAD SHX Text

151

AutoCAD SHX Text

150

AutoCAD SHX Text

149

AutoCAD SHX Text

167

AutoCAD SHX Text

168

AutoCAD SHX Text

157

AutoCAD SHX Text

158

AutoCAD SHX Text

159

AutoCAD SHX Text

160

AutoCAD SHX Text

161

AutoCAD SHX Text

162

AutoCAD SHX Text

163

AutoCAD SHX Text

181

AutoCAD SHX Text

182

AutoCAD SHX Text

180

AutoCAD SHX Text

179

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

185

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

188

AutoCAD SHX Text

214

AutoCAD SHX Text

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AutoCAD SHX Text

212

AutoCAD SHX Text

229

AutoCAD SHX Text

211

AutoCAD SHX Text

230

AutoCAD SHX Text

210

AutoCAD SHX Text

231

AutoCAD SHX Text

232

AutoCAD SHX Text

215

AutoCAD SHX Text

233

AutoCAD SHX Text

209

AutoCAD SHX Text

222

AutoCAD SHX Text

217

AutoCAD SHX Text

235

AutoCAD SHX Text

218

AutoCAD SHX Text

219

AutoCAD SHX Text

220

AutoCAD SHX Text

250

AutoCAD SHX Text

221

AutoCAD SHX Text

249

AutoCAD SHX Text

223

AutoCAD SHX Text

224

AutoCAD SHX Text

251

AutoCAD SHX Text

225

AutoCAD SHX Text

252

AutoCAD SHX Text

226

AutoCAD SHX Text

227

AutoCAD SHX Text

254

AutoCAD SHX Text

237

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

301

AutoCAD SHX Text

336

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

245

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

234

AutoCAD SHX Text

253

AutoCAD SHX Text

270

AutoCAD SHX Text

255

AutoCAD SHX Text

257

AutoCAD SHX Text

271

AutoCAD SHX Text

260

AutoCAD SHX Text

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AutoCAD SHX Text

273

AutoCAD SHX Text

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AutoCAD SHX Text

274

AutoCAD SHX Text

258

AutoCAD SHX Text

256

AutoCAD SHX Text

268

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

130

AutoCAD SHX Text

113

AutoCAD SHX Text

131

AutoCAD SHX Text

276

AutoCAD SHX Text

280

AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

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AutoCAD SHX Text

275

AutoCAD SHX Text

281

AutoCAD SHX Text

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AutoCAD SHX Text

312

AutoCAD SHX Text

115

AutoCAD SHX Text

5

AutoCAD SHX Text

1

AutoCAD SHX Text

8

AutoCAD SHX Text

21

AutoCAD SHX Text

7

AutoCAD SHX Text

22

AutoCAD SHX Text

26

AutoCAD SHX Text

25

AutoCAD SHX Text

23

AutoCAD SHX Text

24

AutoCAD SHX Text

141

AutoCAD SHX Text

2

AutoCAD SHX Text

3

AutoCAD SHX Text

4

AutoCAD SHX Text

98

AutoCAD SHX Text

99

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100

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101

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108

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6

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DATE

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No.

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BY

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REVISION

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Copyright

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c

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CLIENT:

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WESTERN AUSTRALIA

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Fax: (08) 9481 1700

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Ph: (08) 9481 1900

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WEST PERTH, 6005

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PROJECT:

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DRAWING:

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PROJECT NUMBER

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DATE

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SCALE

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APPROVED

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CHECK

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DESIGNED

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REV No.

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26/05/2016

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DRAWING NUMBER

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LOTS 13-18

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LAKE ROAD

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ARMADALE

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EARTHWORKS

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LAYOUT PLAN

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1:1000

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JTH

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JTH

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22/04/16

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SRA

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SRA

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BLUEGOLD PROJECTS

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W.A.P.C. No. - \U+00A0

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B

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A

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22/04/16

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JTH

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INITIAL ISSUE

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SRA

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26/05/16

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JTH

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PRECAL AMENDED

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SRA

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ARMBGO01

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L14

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(A1)

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10m

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LAKE ROAD

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POAD STREET

4M WIDE EMERGENCY VEHICLE ACCESS PATH CONNECTS INTO

EXISTING ROAD NETWORK

EXISTING CITY OF ARMADALE WATER TREATMENT BASIN OUTSIDE

DEVELOPMENT BOUNDARY

ENTRANCE STATEMENT

KEY

JACARANDA SPECIES

PROPOSED PARK AMENITIES AND FOOTPATH

DESIGNED IN ACCORDANCE WITH THE WUNGONG RIVER RESTORATION GUIDELINES

TREE SPECIES 1

TREE SPECIES 2

TREE SPECIES 3

TREE SPECIES 4

REED AND SEDGE PLANTING IN BASIN

TURF

VERGE

FIRE BUFFER GARDEN BED WITH LOW FUEL NATIVE

WATERWAY

GRASS OPEN SPACE

FIRE BUFFER LOW FUEL MULCHED GARDEN BEDS

EXISTING TREES

0.5M SEDGE ZONE

10M SHRUB ZONE

5M TREE ZONE

4M WIDE DUAL USE FOOT PATH CONNECTS TO EXISTING PATH NETWORK

DRAINAGE STORAGE AREAS

RETAINED VEGETATION

PICNIC FACILITIES, SHELTER AND PLAY AREA

PATH TO CONNECT INTO FUTURE NETWORK

FIRE BUFFER ZONE WITH MULCHED GARDEN BEDS

BUND

LOW FUEL BUFFER ZONE WITH NATIVE PLANTING

1:100 DRAINAGE BASIN

TURF

TURF

TURF

PLAYGROUND AREA

LOW FUEL BUFFER ZONE WITH NATIVE PLANTING

FOOTPATH

PICNIC FACILITIES INCLUDING TABLES, SHELTER, BINS AND GAS T

0.5M HIGH BASIN RETAINING WALL

1:1 DRAINAGE BASIN

TURF

FIRE BUFFER ZONE LOW FUEL NATIVE PLANTING BED

DRAINAGE BASIN PLANTING WITH REEDS AND SEDGES

FIRE BUFFER ZONE LOW FUEL MULCHED GARDEN BED

GRASS OPEN SPACE

VERGE

PLAY GROUND AREA

KEY

DSDS

SECTION A1SCALE 1:300

SECTION A2SCALE 1:200

SECTION B1 THROUGH OPEN DRAINSCALE 1:250

FIRE BUFFER LOW FUEL NATIVE PLANTING

2M WIDE FOOTPATH TO BACK OF KERB

0.5M HIGH LIMESTONE RETAINING WALL

ROADMOWKERB

BUND

BUND

1:6 SLOPE

1:6 SLOPE

1:6 SLOPE

1:6 SLOPE

GRASSOPENSPACE

FIRE BUFFER ZONE MULCHED LOW FUEL GARDEN BED


GRASSOPEN SPACE

MOW KERB

SECTION B1 LOCATION PLAN

MOW KERB

MOW KERB


FOOTBRIDGEOVER OPEN DRAIN

OPEN DRAIN PLANTED WITH REEDS AND SEDGES ON BANKS

BANKS PLANTED WITH LOW FUEL NATIVE SPECIES

1M HIGHLIMESTONE RETAINING WALL

2M WIDE FOOTPATH TO BACK TO KERB

ROAD

4M WIDE DUAL ACCESS PATH

GRASSOPENSPACE

LOW FUEL PLANTING

0.5M HIGH DRAINAGE BASIN LIMESTONE RETAINING WALL

1:1 DRAINAGE BASIN PLANTED WITH REEDS AND SEDGES

LOW FUEL PLANTING


1:1 DRAINAGE BASIN PLANTED WITH REEDS AND SEDGES


LOW FUELPLANTING

MOWKERB

TURF

2M WIDE FOOTPATH

PICNIC SHELTER, TABLES AND BBQ FACILITIES

TURF

MOW KERB

MOWKERB

VERGE

LOW FUELPLANTING

ROADKERB

ROAD

LOW FUEL PLANTING

APPENDIX 6

Lot Layout and Yield Plan

LAKE

HENDERSON

DRIVE

FLORETCT708

713

10

723

536

711

701

707

540

ROAD

SAN JACINTA

89

532

725

POAD STREET

POAD STREET

LAKE

ROAD

1

4

.

2

m

R

o

a

d

R

e

s

e

r

v

e

1

4

.

2

m

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o

a

d

R

e

s

e

r

v

e

1

4

.

2

m

R

o

a

d

R

e

s

e

r

v

e

1

4

.

2

m

R

o

a

d

R

e

s

e

r

v

e

1

6

.

5

m

R

o

a

d

R

e

s

e

r

v

e

200

186

ROAD

POS

AREA G

POS

AREA F

POS

AREA E

POS

AREA D

POS

AREA C

POS

AREA A

POS

AREA B

10

RANFORD ROAD

HENDERSON

DRIVE

Parks & Recreation Reserve

MRS

Parks & Recreation Reserve

MRS

Bluegold Corporation Pty Ltdmay not be reproduced in whole or in part without permission

This plan is and remains the property of John Chapman Town Planning Consultant and

John Chapman Town Planning ConsultantScale 1:2,500

Metres

0 10

Precinct A1 - Lake Rd, Champion Lakes

20 30 40 50 100

Proposed Local Structure Plan,

LegendSubject Area

5495m²

1971m²

5170m²

2500m²

Public Open Space

2630m²

1262m²

4505m²

Floodway ExtentFloodfringe Extent

Uniform Fencing

Dual Use Path

Residential R25Residential R40

Date: 30.05.2016 File: 160530 JC-63 Local Structure Plan.dwg

lake road precinct a1 structure plan - city of …...lake road precinct a1 structure plan lot 13...

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