objectives design intent - western australian … daps... · design intent • all non-residential...

Objectives • To appropriately manage and reduce vehicle usage and dependency over time through access to alternative modes of transport, including cycling. • To provide end-of-trip facilities in buildings to encourage walking and cycling.

Design Intent • All non-residential development is encouraged to provide end-of-trip facilities. • End-of-trip facilities should be located as close as possible to bicycle parking facilities for the convenience of users.

Required Provided Complies Applicant Comment Officer Comment Bicycle parking is to be provided in accordance with the City’s relevant Bicycle Parking Policy.

Refer to LPP 5.8 Stirling City Centre Parking table above.

Yes N/A N/A

4.4.6 WASTE MANAGEMENT Objectives

• To allow for well-designed waste collection strategies which facilitate recycling and reduce the amount of land fill waste. • To ensure that waste can be effectively removed from a development. • Developments are to be well designed to allow for the delivery and pick-up of goods that do not impact on access and parking facilities. • Ensure disposal areas are appropriately screened from public view.

Design Intent Central waste collection spaces are recommended to accommodate bins for recyclable waste and other materials, or as required by the City of Stirling. The collection of waste from high density residential development should be considered in design development. Required Provided Complies Applicant Comment Officer Comment Bin storage areas are to be in accordance with the City of Stirling’s Bin Storage Policy.

Bin store areas are provided in the loading docks. Waste management to be undertaken in accordance with the Waste Management Plan (Appendix H).

Yes N/A N/A

Developments are to provide a dedicated rubbish storage area that is directly accessible by waste removal vehicles.

Bin store areas are provided in the loading docks. Waste management to be undertaken in accordance with the Waste Management Plan (Appendix H).

Yes N/A N/A

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Any storage, rubbish collection and servicing areas are to be screened or located so as to not be visible from any street.

New and altered location of loading docks visible from street and impact streetscape along Ellen Stirling Boulevard.

Yes N/A Loading docks to be screened from Ellen Stirling Boulevard.

Developments are to demonstrate that adequate manoeuvrability is provided within the site for service vehicles.

All vehicles allow manoeuvring in accordance with the Australian Standards for a 12.5m long rigid vehicle.

Yes N/A Condition of approval is recommended requiring compliance with AS2890.2.

Waste Management Plans shall be provided for all new developments.

Refer to the Waste Management Plan (Appendix H).

Yes N/A N/A

Service areas shall not be located where active frontages are required.

Bin store areas are provided in the loading docks. Loading docks located along Ellen Stirling Boulevard and conflict with location of active frontages.

Yes N/A Loading docks located along Ellen Stirling Boulevard. Service areas to be screened from street.

4.4.7 ACOUSTICS + ODOUR

Objectives • Building designed to protect occupants from existing noise and odour and potential noise and odorous sources. • Ensure noise levels are low enough indoors to enable the majority of people to work, relax and sleep without a high level of interference from

adjoining conflicting land uses and transport. Design Intent

• Where a use is anticipated to generate a high level of noise, design standards to reduce impacts on tenants should be considered. Mixed use developments that include residential should be designed to minimise noise transfer between commercial and residential uses.

Required Provided Complies Applicant Comment Officer Comment Developments are to be sited and oriented away from an identified noise/odorous source and/or shall be

The development will be conditioned to comply with the recommendations of the Environmental Noise

Yes N/A N/A

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required to incorporate appropriate building standards to eliminate impacts as a condition of any planning approval.

Assessment (appendix G) and the City’s Health and Compliance Business Unit advice.

An Acoustic Report being prepared by a qualified Acoustic Consultant for any noise generating use to demonstrate noise will comply with the acceptable levels/standards set out under associated legislation.

Refer to the Environmental Noise Assessment (appendix G).

Yes N/A N/A

4.3.8 SHOPPING TROLLEYS

Objectives To ensure that shopping trolleys are contained within the boundary of the shopping centre and do not cause any detrimental impact to the amenity of surrounding areas. Required Provided Complies Applicant Comment Officer Comment All developments that utilise shopping trolleys shall prepare a Shopping Trolley Management Plan to the satisfaction of the City.

Shopping Trolley Management Plans required.

Applicant to provide a shopping trolley management plan.

The Shopping Trolley Management Plan is to address such issues, but not limited to, collection of trolleys from surrounding areas and trolley storage.

To be confirmed in management plan.

Applicant to provide a shopping trolley management plan.

5.1 STAGING

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Objectives Staging is an important consideration for the advancement of the city centre development. Careful consideration has been given to the logical staging of development. In particular the complications of the development to the ultimate intended levels and development intentions are important considerations for the staging of the development. In particular the staging has taken into consideration: • The major retail expansion as the catalyst for further city centre infrastructure works. • Tying in with the existing development and investments. • The development of the town centre as the community hub and central focal point. • The various existing levels of the site. • The reconstruction and lifting of Ellen Stirling Boulevard as an important design element of the structure plan. • The creation of landmark city centre Sites on the corner of Ellen Stirling Boulevard and Oswald Street. • The creation of a mixed use city centre environment encompassing retail, commercial and residential development. Required Provided Complies Applicant Comment Officer Comment Stage 1 is intended to include the core retail development expansion as an extension of the existing centre, possibly together with the initial stages of residential development north of Oswald Street. The retail being the catalyst to the delivery of further infrastructure is critical for construction in Stage 1 together with providing amenity to the Stage 1 residential. Stage 1 would include the delivery of the town square, and represent the first major step for the centre to better engage with

Proposal will deliver the Town Square an additional link road and complete redevelopment of the Northern Site. Development will address Ellen Stirling Boulevard and redefine Oswald Street as a community thoroughfare.

Yes N/A N/A

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its surroundings.

Depending on funding and any development to the east of Ellen Stirling Boulevard, Stage 2 would involve sleeve development and the reconstruction of Ellen Stirling Boulevard. Whereas it would have been preferable to include fine grained retail development to the eastern boundary with Ellen Stirling Boulevard in the first stage, given the need to reconstruct Ellen Stirling Boulevard this is not practical or achievable and is therefore identified as part of Stage 2.

N/A

Stage 3 includes the balance of the land in the northern portion of the site. This will comprise either a vertical or horizontal mixed use development.

N/A

Stage 4 would involve the redevelopment of the land on the corner of Scarborough Beach Road and Ellen Stirling Boulevard to ensure that development

N/A

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suitably ties in with its reconstruction, and also development along Scarborough Beach Road, enabling more integrated development along this frontage as the city centre matures. 5.2 SUBDIVISION AND LEVELS

Objectives

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Required Provided Complies Applicant Comment Officer Comment The assembly and potential subdivision of the land to ready the site for development recognises the

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staging considerations as follows:

• A development application for the reconstruction of Ellen Stirling Boulevard to be lifted to RL 13.7 as per the structure plan; and

Reconstruction of Ellen Stirling Boulevard not proposed.

Yes N/A N/A

• A subdivision application for the excision of the possible road connection extending from Oswald Street to Ellen Stirling Boulevard.

New link road to be retained as part of private property and managed by the Scentre group. An easement will be required to allow unrestricted access to the road at all times.

Yes N/A N/A

5.3 SERVICES

Referral other agencies may be required. Required Provided Complies Applicant Comment Officer Comment Sewer: The existing pump station at Twyford Place, and the existing reticulated sewer network is likely to have sufficient available capacity, at least for the development of the DAP area, without requiring any major on or off site works.

Water Corporation to provide comment.

Yes N/A Application referred to referral agency for comment. Comments addressed through conditions and advice notes.

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Water: The existing DN150 main has some capacity, any upgrades required would be dependent on the scale and timing of development. The Water Corporation is planning to incorporate the main upgrade into its Capital Works Programme.

Department of Water Corporation to provide comment.


Stormwater: Stormwater is currently captured and store on-site and/or conveyed to the Osborne Park Main Drain. New development will need to ensure no increase in flow levels.

Stormwater to be assessed by the City’s Engineers. Possibly external consultant to provide assessment on flow levels.


Gas: Gas upgrades are likely to be required, particularly due to hospitality uses. The gas main will need to be re-located from Ellen Stirling Boulevard at the time of its reconstruction.

Gas service company to provide comment.


Communications: Optic fibre and telecommunications infrastructure within Ellen Stirling Boulevard may need to be relocated if it is reconstructed.

N/A N/A Application referred to referral agency for comment. Comments addressed through conditions and advice notes.

Power: It is likely that there is sufficient capacity in the network to accommodate development within the DAP

N/A NA/ Application referred to referral agency for comment. Comments addressed through conditions and advice notes.

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area. Overhead power along Ellen Stirling Boulevard and Oswald Street may need to be re-aligned or undergrounded. 5.4 DEVELOPMENT CONTRIBUTIONS

Objectives

Required Provided Complies Applicant Comment Officer Comment A DCP or equivalent arrangement will need to be in place prior to Stage 2, to resolve the distribution of costs associated with the reconstruction and remodelling of Ellen Stirling Boulevard.

Comments from City Planning required. How to collect and implement the contribution plan is critical for the provision of infrastructure.

N/A

In relation to the town square, the structure plan requires the ceding of the space to the City. It is likely that should development proceed, a range of services as well as basement car parking would be located under the square. The square is to be constructed at Scentre Group’s cost.

Easement and management plan to be created.

N/A

In addition to this, given the intended range of outlets fronting the square, the management and

Easement and management plan to be created.

N/A

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maintenance of the square will be of direct concern to the shopping centre, as well as the City. Due to the above, it is proposed that Scentre Group would retain ownership of the square. This would be supported by appropriate legal agreements between the landowner and the City to ensure reasonable access to, and control by the City on the space, ensuring that the square can play a wider city centre role in addition to its function as a key part of the shopping centre. This could be achieved via a caveat, easement or lease, and is to be determined by agreement and negotiation during the detailed design and development application stages.

Conditions of approval allow Scentre Group to retain ownership of the town square land on the condition of an agreed management order being finalised and approved by the City.

N/A

Stage 1 development may necessitate upgrades to local infrastructure (i.e. transport). If required, reasonable costs or responsibility related to those upgrades may be apportioned to Stage 1

Existing approval requires surrounding road network to the modified and upgraded to deal with the increased in traffic demand.

N/A

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through conditions of development approval. These upgrades should be in accordance with the structure plan, and determined by appropriate transport modelling and/or investigations.

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Transport Portfolio Conditions

ORIGINAL CONDITION / ADVICE NOTE NUMBER

EXISTING CONDITION APPLICANT’S RECOMMENDED CONDITOIN/COMMENT CITY FINAL COMMENT/CONDITION UPDATED CONDITION / ADVICE NOTE NUMBER

1 Prior to the commencement of any part of the construction and/or earthworks part of the development, the owner shall submit and obtain approval for detailed plans and design drawings for the off-site transport network upgrade works described in Attachment 1 to this approval which shall be generally in accordance with the plans (including the amendments marked in red) in Attachment 2 to this approval, to the satisfaction of the City of Stirling upon advice from the Western Australian Planning Commission, Department of Transport, Public Transport Authority and Main Roads WA.

Agree with recommended condition. Note: this is as per agreement in November 8 workshop that any mark-ups be kept to a minimum, and only cover matters not already covered in the relevant specific road conditions.

The intent of the change is supported, however, the term ‘minor works’ should to be defined in an advice note to ensure there is no confusion. Condition Prior to the commencement of construction and/or earthworks (other than minor works) of the development, the owner shall submit and obtain approval for detailed plans and design drawings for the off-site transport network upgrade works described in Attachment 9 to this approval which shall be generally in accordance with the plans in Attachment 1.gg, (including amendments marked in red) to this approval, to the satisfaction of the City of Stirling and Main Roads WA upon advice from the Western Australian Planning Commission, Department of Transport and the Public Transport Authority. The provision and/or retention of trees/landscaping in the verges or medians associated with the above works is to be resolved in the abovementioned detailed plans and design drawings.

1

2 Prior to the occupation of any part of the development the owner is to undertake at its cost the transport network upgrade works at Scarborough Beach Road, Ellen Stirling Boulevard, Oswald Street, Sarich Court and King Edward Road depicted in Plans R13, R15, R19, R21, R23, R25 and R33 of Attachment 2 to this approval in accordance with the detailed plans and design drawings for those works approved by the City of Stirling upon advice from the Western Australian Planning Commission, Department of Transport, Public Transport Authority and Main Roads WA.

Agreed condition as per November 8 workshop: The owner is to undertake at its cost the transport network upgrade works at Scarborough Beach Road, Ellen Stirling Boulevard, Oswald Street, Sarich Court, King Edward Road, and Cedric Street depicted in Plans RX-X of Attachment X to this approval in accordance with the detailed plans and design drawings for those works approved by the City of Stirling upon advice from the Western Australian Planning Commission, Department of Transport, Public Transport Authority and Main Roads WA. The above transport network upgrades are to be completed in accordance with an agreed Staging Programme.

Agree to condition The owner is to undertake at its cost the transport network upgrade works at Scarborough Beach Road, Ellen Stirling Boulevard, Oswald Street, Sarich Court, King Edward Road, and Cedric Street depicted in Plans R5, R7, R13, R15, R19, R23, R27, R29, R31, R33, R35, R37 and City of Stirling “Design Sketch 1” of Attachment 1.gg (including the amendments/requirements marked in red), to this approval in accordance with the detailed plans and design drawings for those works approved by the City of Stirling upon advice from the Western Australian Planning Commission, Department of Transport, Public Transport Authority and Main Roads WA. The above transport network upgrades are to be completed in accordance with an agreed Staging Programme.

2

NEW Agreed condition as per November 8 workshop: All required transport network and other related upgrades as part of this approval are to be delivered in accordance with a Staging Programme that is to be submitted to, and approved by the City, in consultation with the WAPC, DoT, PTA and MRWA, prior to the commencement of construction and/or earthworks (other than minor works) of the development. The Staging Programme is to detail the stages of construction of the development, including floorspace and parking numbers for each stage.

Agree to condition All required transport network and other related upgrades as part of this approval are to be delivered in accordance with a Staging Programme that is to be submitted to, and approved by the City, in consultation with the WAPC, Department of Transport, Perth Transport Authority and Main Roads WA, prior to the commencement of construction and/or earthworks (other than minor works) of the development. The Staging Programme is to detail the stages of construction of the development, including floorspace and parking numbers for each stage.

3

3 Prior to the occupation of any part of the development, and subject to Condition 4, the owner is to undertake at its cost the transport upgrade works at Ellen Stirling Boulevard and Cedric Street west of and including the western Cedric Street and Mitchell Freeway interchange intersection (including the on and off ramps but excluding works on the Cedric Street overpass east of the Cedric Street stop line) as depicted in plans R5, R7, R27, R29 and R31 of Attachment 2 to this approval in accordance with the detailed plans and design drawings for those works approved by the City of Stirling upon advice from the Western Australian Planning Commission, Department of Transport, Public Transport Authority and Main Roads WA.

Agree to delete. Agree to delete -

4 If within 3 months of the date of this approval Main Roads WA (MRWA) advises the owner in writing of the final configuration and design for the Cedric Street bridge deck which is substantially different than depicted in plans R5, R7 and R31 of Attachment 2 to this approval or which requires modifications to the works depicted in plans R27, R29 and R31 of Attachment 2 to this approval, the owner

As per MRWA feedback, MRWA will no longer undertake a wider upgrade of the Cedric Street interchange. On this basis, all works shown on the supplied drawings are to be undertaken and funded by Scentre Group. Condition 2 covers this appropriately.

Agree to delete condition. Upgrade of Cedric Street interchange to be undertaken by Scentre Group.

-

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must enter into an agreement with MRWA the effect of which is to:

a) require the owner to amend those plans to incorporate the modifications necessary to accommodate MRWA’s final configuration and design for the Cedric Street bridge deck;

b) submit the amended plans for approval by the Western Australian Planning Commission upon advice from the City of Stirling, Department of Transport, Public Transport Authority and Main Roads WA. City and MRWA;

c) specify the cost sharing arrangements between the owner and MRWA, such that:

i. the owner shall not be liable to fund any additional cost associated with undertaking the works depicted in the amended plans over and above the costs it would incur in undertaking the transport network upgrade works depicted in the original plans R27, R29 and R31 of Attachment 2; and

ii. the owner shall contribute $100,000 towards the works depicted in drawing R5 and any additional costs above $100,000 to be funded by MRWA;

d) require the owner to undertake the transport network upgrade works depicted on the amended plans approved by the Western Australian Planning Commission upon advice from the City of Stirling, Department of Transport, Public Transport Authority and Main Roads WA.

A1 In relation to Condition 1 - 4, the improvements are to be as agreed to by the parties in a series of transport working group meetings. The designs will be refined as works approvals are processed.

N/A Advice note to be updated to reflect the deletion of Conditions 3 and 4. In relation to Condition 1 and 2, the improvements are to be as agreed to by the parties in a series of transport working group meetings. The designs will be refined as works approvals are processed.

A1

- Advice note added to clarify the definition of ‘minor works’. For the purpose of this approval minor works means works that relates to the relocation of service infrastructure which is required to be undertaken before the building works can commence. Minor works does not include site works associated with the building works.

A2

5 Prior to the occupation of any part of the development, the owner is to enter into a written agreement with the Public Transport Authority (PTA) and to the satisfaction of the City of Stirling, the effect of which is to:

a) require the owner to pay a contribution of $350,000 to the PTA each year for a period of 5 years following the occupation of any part of the development for the purpose of PTA providing an additional bus service between the shopping centre and the Stirling Train Station; and

b) relieve the owner of the obligation to pay the annual contribution of $350,000 if before the end of the 5 year funding period if the PTA is able to fund the bus service with an alternative source of funding.

N/A N/A 4

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A2 In relation to Condition 5, the public transport funding is to help facilitate achieving the planned mode change to public transport via the extension of the 407 bus service, or similar, at existing frequencies. The City of Stirling is to fund a local road infrastructure upgrade and signalling, the PTA is to meet the cost of additional services from the existing 407 terminus to the Shopping Centre (1.15 km) and the Applicant is to meet the cost of the extended services from the shopping centre to Stirling Station (1.6 km). In the time frame up to 5 years it is planned that a more permanent recurrent bus funding will be in place through parking levies. Over this 5 year time period, PTA will monitor passenger performance of the route, and if circumstances change, will liaise with the applicant in regard to the justification of the continuation of the service and its continued funding.

N/A Advice note to be updated to reflect JDAP condition setting requirements: With respect to the agreement of the owner and the Public Transport Authority, the public transport funding is to help facilitate achieving the planned mode change to public transport via the extension of the 407 bus service, or similar, at existing frequencies. The City of Stirling is to fund a local road infrastructure upgrade and signalling, the PTA is to meet the cost of additional services from the existing 407 terminus to the Shopping Centre (1.15 km) and the Applicant is to meet the cost of the extended services from the shopping centre to Stirling Station (1.6 km). In the time frame up to 5 years it is planned that a more permanent recurrent bus funding will be in place through parking levies. Over this 5 year time period, PTA will monitor passenger performance of the route, and if circumstances change, will liaise with the applicant in regard to the justification of the continuation of the service and its continued funding.

A3

6 Prior to the commencement of any part of the construction and/or earthworks part of the development, a Parking Management Plan shall be submitted to and approved in writing by the City of Stirling. The Parking Management Plan shall outline a comprehensive onsite and remote intelligent directional signage strategy for all car parking and traffic circulation areas. The approved parking management plan shall be implemented prior to the occupation of any part of the retail floor space which forms part of this approval and shall be adhered to thereafter.

Prior to the occupation of relevant stages of the development, a Parking Management Plan shall be submitted to and approved in writing by the City of Stirling. The Parking Management Plan shall outline a comprehensive onsite and remote intelligent directional signage strategy for all car parking and traffic circulation areas. The approved parking management plan shall be implemented upon occupation of the final major stage of development and shall be adhered to thereafter.

The City agrees to the modified condition and has also incorporated conditions 51, 52 and 53 into the requirements of the parking management plan which will enable the owner to demonstrate parking compliance in a consolidated document. Agree to modified condition

Prior to the occupation of relevant stages of the development, a Parking Management Plan shall be submitted to and approved in writing by the City of Stirling. The Parking Management Plan shall outline and/or demonstrate in the working drawings:

a) a comprehensive onsite and remote intelligent directional signage strategy for all car parking and traffic circulation areas;

b) a minimum of 3103 bays shall be provided and reserved as public parking bays; and

c) a minimum 1862 bays shall be provided and reserved as short stay public parking.

The approved parking management plan shall be prepared to the satisfaction of the City of Stirling and implemented upon occupation of the final major stage of development and adhered to thereafter.

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A3 In relation to Condition 6, the Parking Management Plan is to elaborate on the parking management detail in the application including the location of the appropriate way finding for cars and pedestrians. Detailed employee surveys and projections will be required to supply indicative employee parking management conditions and indicative locations. The plan should set out to achieve particular parking management outcomes rather than be prescriptive. The applicant should liaise with the City with a view to considering the parking management charges in the context of the City’s plans for the wider area.

N/A Advice note to be updated to reflect JDAP condition setting requirements: With respect to the Parking Management Plan, the owner is to elaborate on the parking management detail in the application including the location of the appropriate way finding for cars and pedestrians. Detailed employee surveys and projections will be required to supply indicative employee parking management conditions and indicative locations. The plan should set out to achieve particular parking management outcomes rather than be prescriptive. The applicant should liaise with the City with a view to considering the parking management charges in the context of the City’s plans for the wider area.

A4

A4 Prior to the occupation of any part of the retail floor space which is approved by this development approval, a Travel Behaviour Change Plan targeting both centre employees and customers shall be submitted and prepared in accordance with the Department of Transport’s requirements. The Travel Behaviour Change Plan should contain a range of actions that encourage employees and customers to access the site by alternatives to solo car commuting. The plan could also be incorporated into the Centre’s marketing strategy to attract more customers via public transport, walking, cycling and car-pooling. It may also include TravelSmart like programmes aimed at assisting staff with their travel choices. The DoT is preparing guidance for the preparation of travel behaviour change plans and would be interested in providing follow though assistance in the preparation and implementation of such a plan.

N/A N/A A5

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7 End of Trip bicycle parking facility(s) to include a total of 200 secure and covered bike racks and lockers for staff is to be designed and supplied to the satisfaction of the City of Stirling. A total of 100 customer bike racks are to be distributed in key locations around the site including the provision of at least 20 bike bays at each major ground floor entrance. The end of trip bicycle parking facilities are to be supplied prior to the occupation of any part of the retail floor space which forms part of this approval.

Agreed to below condition as per November 8 workshop: End of Trip bicycle parking facility(s) to include a minimum of 100 secure and covered bike racks and lockers for staff is to be designed and supplied to the satisfaction of the City of Stirling. A total of 100 customer bike racks are to be distributed in key locations around the site including the provision of at least 10 bike bays at each major ground floor entrance. The end of trip bicycle parking facilities are to be supplied at a time in accordance with the agreed Staging Programme.

Agree to modified condition End of Trip bicycle parking facility(s) to include a minimum of 100 secure and covered bike racks and lockers for staff is to be designed and supplied to the satisfaction of the City of Stirling. A total of 100 customer bike racks are to be distributed in key locations around the site including the provision of at least 10 bike bays at each major ground floor entrance. The end of trip bicycle parking facilities are to be supplied at a time in accordance with the agreed Staging Programme.

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8 All delivery vehicles shall manoeuver entirely within the site for the loading and unloading of goods and are to enter and leave the site in a forward gear, via the internal private roads, to the satisfaction of the City of Stirling.

N/A N/A 7

A5 In relation to Condition 8, it is noted that additional lockers and staff facilities are provided within the major tenancies. The specific location and design of the bike end of trip facilities and racks are to be agreed with the City prior to installation.

N/A Advice note to be updated to reflect JDAP condition setting requirements and refer to correct condition: With respect to the End of Trip facilities, it is noted that additional lockers and staff facilities are provided within the major tenancies. The specific location and design of the bike end of trip facilities and racks are to be agreed with the City prior to installation.

A6

Earthworks Conditions



9 Prior to the commencement of any part of the construction and/or earthworks part of the development:

a) the landowner/applicant is to provide a pre-works geotechnical report certifying that the land is physically capable of development or advising how the land is to be remediated and compacted to ensure it is capable of development;

b) In the event that remediation works are required, the landowner/applicant is to provide a post geotechnical report certifying that the remedial works have been carried out in accordance with the pre-works geotechnical report.

Agree with recommended condition. Condition to be modified as per previous comment.

Prior to the commencement of construction and/or earthworks (other than minor works) of the development:

a) the landowner/applicant is to provide a pre-works geotechnical report certifying that the land is physically capable of development or advising how the land is to be remediated and compacted to ensure it is capable of development;

b) In the event that remediation works are required, the landowner/applicant is to provide a post geotechnical report certifying that the remedial works have been carried out in accordance with the pre-works geotechnical report.

The geotechnical report shall be required to identify any Acid Sulphate Soils (ASS) and/or potential Acid Sulphate Soils (PASS) that may be affected by the proposed development.

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10 The geotechnical report shall be required to identify any Acid Sulphate Soils (ASS) and/or potential Acid Sulphate Soils (Pass) that may be affected by the proposed development.

Agree to delete. Agree to delete condition. -

11 Should dewatering of the site occur the owner/applicant is to ensure that measures are put in place to protect the City of Stirling’s infrastructure from subsidence, to the satisfaction of the City of Stirling. The owner/applicant shall be responsible for any costs in relation to renewal of the City of Stirling’s existing infrastructure that is damaged as a result of dewatering of the development site.

N/A N/A 9

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Department Of Environment Regulation Conditions



12 An acid sulphate soils self-assessment form and, if required as a result of the self-assessment, an acid sulphate soils report and an acid sulphate soils management plan shall be submitted to and approved by the City of Stirling in consultation with the Department of Environmental Regulation before any part of the construction and/or earthworks part of the development is commenced. Where an acid sulphate soils management plan is required to be submitted, all development works shall be carried out in accordance with the approved management plan.

Agree to recommended condition. Condition to be modified to include minor works provision: An acid sulphate soils self-assessment form and, if required as a result of the self-assessment, an acid sulphate soils report and an acid sulphate soils management plan shall be submitted to and approved by the City of Stirling in consultation with the Department of Environmental Regulation before any construction and/or earthworks (other than minor works) of the development is commenced. Where an acid sulphate soils management plan is required to be submitted, all development works shall be carried out in accordance with the approved management plan.

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A7 Condition 12 makes reference to an “acid sulphate soils self-assessment form”. This form can be downloaded from the Western Australian Planning Commission’s website at: www.planning.wa.gov.au. The “acid sulphate soils self-assessment form” makes reference to the Department of Environment and Conservation’s “Identification and Investigation of Acid Sulphate Soils” guideline. This guideline can be obtained from the Department of Environment and Conservation’s website at: www.dec.wa.gov.au.

N/A Advice note to be updated to reflect JDAP condition setting requirements With respect to the Acid Sulphate Assessment form, this form can be downloaded from the Western Australian Planning Commission’s website at: www.planning.wa.gov.au. The “acid sulphate soils self-assessment form” makes reference to the Department of Environment and Conservation’s “Identification and Investigation of Acid Sulphate Soils” guideline. This guideline can be obtained from the Department of Environment and Conservation’s website at: www.dec.wa.gov.au.

A7

A8 The Acid Sulphate Management Plan is to include a Dewatering Management Plan.

N/A N/A A8

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http://www.planning.wa.gov.au/

Drainage Infrastructure Conditions



13 A Drainage Management Plan (Urban Water Management Plan) that addresses both the flood protection 1% annual exceedance probability (AEP) event and water sensitive urban design (WSUD) objectives to the satisfaction of the City of Stirling shall be provided to the Department of Water for review and shall be approved by the City of Stirling prior to commencement of any part of the construction and/or earthworks part of the development. The Drainage Management Plan shall include the following requirements:

a) Previously existing off site piped stormwater discharge volumes and peak flows shall be eliminated or attenuated by the application of water sensitive urban design principles as required by the Stirling City Centre District Water Management Strategy (November 2013) to retain and/or detain and infiltrate runoff on site;

b) The first 15 millimetres of a rainfall event shall be retained/detained at source through the use of infiltration and/or biofiltration systems in accordance with the requirements of the Stirling City Centre District Water Management Strategy (November 2013) section 6.2.5 Design Criteria; and

c) Any proposed runoff leaving the site shall be treated using an appropriate on site stormwater pollutant trap (SPT) to the satisfaction of the City of Stirling to improve water quality prior to ultimate discharge into the adjacent Water Corporation Osborne Park Branch Drain.

Agree to proposed workshop as per 8 November workshop. A Drainage Management Plan (Urban Water Management Plan) that addresses both the flood protection 1% annual exceedance probability (AEP) event and water sensitive urban design (WSUD) objectives to the satisfaction of the City of Stirling shall be provided to the Department of Water for review and shall be approved by the City of Stirling prior to commencement of construction and/or earthworks (other than minor works) of the development, and implemented and adhered to following completion of the development. The Drainage Management Plan shall generally be in accordance with the following requirements:

a) Previously existing off site piped stormwater discharge volumes and peak flows shall be attenuated so that they are not increased following redevelopment through the application of water sensitive urban design principles as required by the Stirling City Centre District Water Management Strategy (November 2013) to retain and/or detain and infiltrate runoff on site;

b) The first 15 millimetres of a rainfall event which becomes runoff from areas considered to require water quality treatment shall be retained/detained at source through the use of infiltration, storage and/or biofiltration systems in accordance with the requirements of the Stirling City Centre District Water Management Strategy (November 2013) section 6.2.5 Design Criteria; and

Any proposed runoff generated from areas considered to require water quality treatment shall be treated using an appropriate on site stormwater pollutant trap (SPT) or bioinfiltration system prior to leaving the site to the satisfaction of the City of Stirling to improve water quality prior to ultimate discharge into the adjacent Water Corporation Osborne Park Branch Drain.

The applicant is seeking to attenuate run off that exceeds the current off site stormwater discharge through the implementation of water sensitive urban design. City of Stirling Policy “Requirements for Private Connections to the City’s Drainage System” Requires that:

• Where a site may have been provided with connections into the City’s piped drainage system in earlier times. This practice does not comply with current Water Sensitive Urban Design principles and consequently is no longer supported.

• Where such a site having a previous connection is redeveloped, a piped connection will no longer be approved if on site infiltration is effective and runoff shall be required to be retained on site and disposed of using soakwells in accordance with the City’s current requirements.

• Only in exceptional circumstances, where the existence of a high ground water table precludes the effective use of soakwells or other alternative approved infiltration measures, the City will consider the approval of a piped connection to its drainage system should such a system exist at the required location.

• It shall be the responsibility of the applicant to carry out and submit a suitable report to the City detailing the geotechnical site investigations necessary to determine existing ground water table and site infiltration conditions.

• The piped connection if subsequently approved by the City shall be in addition to the normal soakwell requirement whereby the required soakwells shall be interconnected using a high level small diameter class 4 pipe drain.

Recommend to modify the condition: A Drainage Management Plan (Urban Water Management Plan) that addresses both the flood protection 1% annual exceedance probability (AEP) event and water sensitive urban design (WSUD) objectives to the satisfaction of the City of Stirling shall be provided to the Department of Water for review and shall be approved by the City of Stirling prior to commencement of construction and/or earthworks (other than minor works) of the development, and implemented and adhered to following completion of the development. The Drainage Management Plan shall generally be prepared in accordance with the following:

a) The requirements of the Stirling City Centre District Water Management Strategy (November 2013) that was prepared by Essential Environmental on behalf of the Department of Planning, with particular reference to Section 6 “Conceptual Urban Water Management System” and Section 7 “Requirements For Future Planning and Development” of the Strategy, and shall be also in accordance with the requirements of the Department of Water (DOW) Stormwater Management Manual for WA (2004-2007) on advice from the Department of Water; and

b) Collaboratively by civil, building, landscape and drainage designers to maximise the opportunities for at source management of rainfall in accordance with water sensitive urban design (WSUD) objectives;

c) Previously existing off site piped stormwater discharge volumes and peak flows shall be reduced where possible or attenuated by the application of water sensitive urban design principles as required by the Stirling City Centre District Water Management Strategy (November 2013) to retain and/or detain and infiltrate runoff on site;

d) The first 15 millimetres of a rainfall event shall be retained/detained at source through the use of infiltration and/or biofiltration systems in accordance with the requirements of the Stirling City Centre District Water Management Strategy (November 2013) section 6.2.5 Design Criteria

e) Any proposed runoff leaving the site shall be treated using an

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appropriate on site stormwater pollutant trap (SPT) to the satisfaction of the City of Stirling to improve water quality prior to ultimate discharge into the adjacent Water Corporation Osborne Park Branch Drain; and

f) All drainage is to be installed prior to the issue of certificate of occupancy for the development and be thereafter maintained to the satisfaction of the City of Stirling.

14 The Drainage Management Plan (Urban Water Management Plan) shall be prepared:

a) in accordance with the requirements of the Stirling City Centre District Water Management Strategy (November 2013) that was prepared by Essential Environmental on behalf of the Department of Planning, with particular reference to Section 6 “Conceptual Urban Water Management System” and Section 7 “Requirements For Future Planning and Development” of the Strategy, and shall be also in accordance with the requirements of the Department of Water (DOW) Stormwater Management Manual for WA (2004-2007) on advice from the Department of Water; and

b) collaboratively by civil, building, landscape and drainage designers to maximise the opportunities for at source management of rainfall in accordance with water sensitive urban design (WSUD) objectives.

This condition is considered superfluous, and essentially guides condition 13, which still requires approval of the City. It is recommended that this condition become an advice note.

Engineering Design has advised that the condition should remain in place as it provides greater guidance on the preparation and development of the Drainage Management Plan which are not specifically outlined in condition 13. The City has merged the requirements of Condition 14 with Condition 13 as outlined above. Condition to merge into condition 13 (renumbered to 11).

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A6 In relation to Condition 13 and 14, the preparation of the Drainage Management Plan it is recommended that the building, landscape and drainage designers work collaboratively to maximise the opportunities for ‘at source’ management of rainfall via capture for use or infiltration and utilise overland flow, wherever possible, or rainfall events that cannot be managed ‘at source’. The design review should identify the impact, if any, of post development flood event flows leaving the development area on the existing drainage infrastructure of both the City of Stirling and Water Corporation.

Agree to recommended advice note. Advice note to be updated to reflect JDAP condition setting requirements With respect to the Drainage Management Plan, the preparation of the Drainage Management Plan it is recommended that the building, landscape and drainage designers work collaboratively to maximise the opportunities for ‘at source’ management of rainfall via infiltration and utilise overland flow, wherever possible. For rainfall events that cannot be managed ‘at source, the design review should identify the impact, if any, of post development flood event flows leaving the development area on the existing drainage infrastructure of both the City of Stirling and Water Corporation.

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15 The drainage design for the development shall be in accordance with the approved Drainage Management Plan (Urban Water Management Plan) and shall incorporate water sensitive urban design (WSUD) principles and best practices as required by the Stirling City Centre District Water Management Strategy (November 2013) to retain and/or detain and infiltrate runoff on site. WSUD elements to be considered when preparing the design shall include but not be limited to tree pits, permeable drainage pit bases, rain gardens/bioretention swales, soakwells, roof gardens, green walls and gross pollutant traps.

The requirement for the plan to be implemented has been incorporated into condition13. The advice on methods to achieve the objectives should be incorporated as an advice note. .

The condition provides advice on what is required to be included into the Drainage Management Plan. On this basis the condition is considered to be more of an advice note in this instance and will be changed to reflect this outcome. Condition 15 is recommended to be changed to an Advice note: The drainage design for the development shall be in accordance with the approved Drainage Management Plan (Urban Water Management Plan) and shall incorporate water sensitive urban design (WSUD) principles and best practices as required by the Stirling City Centre District Water Management Strategy (November 2013) to retain and/or detain and infiltrate runoff on site. WSUD elements to be considered when preparing the design shall include but not be limited to tree pits, permeable drainage pit bases, rain gardens/bioretention swales, soakwells, roof gardens, green walls and gross pollutant traps.

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16 The existing City of Stirling drainage easement (Document number H614967) as shown on sketch Vol. 2211, Fol. 580, together with the 750 millimetre diameter stormwater pipe drain protected by the easement that crosses the eastern corner of Lot 4 between Oswald Street and Ellen Stirling Boulevard shall be retained and no permanent structures shall be permitted within or above the easement. Alternatively, the developer may relocate this drain at the developers cost provided the relocation and any easement requirements are to the satisfaction of the City of Stirling. Detailed design plans showing the proposed relocation shall be submitted to the City of Stirling for approval prior to the commencement of any part of the construction and/or earthworks part of the development.

Unless otherwise agreed by the City, the existing City of Stirling drainage easement (document number H614967) as shown on sketch Vol. 2211, Fol. 580, together with the 750 millimetre diameter stormwater pipe drain protected by the easement that crosses the north eastern corner of Lot 4 between Oswald Street and Ellen Stirling Boulevard shall be retained and no permanent structures shall be permitted within or above the easement. Alternatively, the developer may relocate this drain at the developers cost provided the relocation and any easement requirements are to the satisfaction of the City of Stirling. Detailed design plans showing the proposed relocation shall be submitted to the City of Stirling for approval prior to the commencement of construction and/or earthworks (other than minor works) of the development.

There is merit in allowing for some flexibility to be applied to this condition. The City has no objection to the modified condition. Condition 16 is recommended to be modified: Unless otherwise agreed by the City, the existing City of Stirling drainage easement (document number H614967) as shown on sketch Vol. 2211, Fol. 580, together with the 750 millimetre diameter stormwater pipe drain protected by the easement that crosses the north eastern corner of Lot 4 between Oswald Street and Ellen Stirling Boulevard shall be retained and no permanent structures shall be permitted within or above the easement. Alternatively, the developer may relocate this drain at the developers cost provided the relocation and any easement requirements are to the satisfaction of the City of Stirling. Detailed design plans showing the proposed relocation shall be submitted to the City of Stirling for approval prior to the commencement of construction and/or earthworks (other than minor works) of the development.

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17 The existing City of Stirling 450 and 600 millimetre diameter pipe drains that cross through the northern portion of Lot 4 between Dongara Street and Oswald Street shall be provided with a 5 metre wide drainage easement granted in favour of the City of Stirling, free of cost. No permanent structures shall be permitted within or above the easement.

Modify to allow for flexibility in the event that an alternative engineering solution is required. Proposed Condition: Unless otherwise agreed by the City, the existing City of Stirling 450 and 600 millimetre diameter pipe drains that cross through the northern portion of Lot 4 between Dongara Street and Oswald Street shall be provided with a 5 metre wide drainage easement granted in favour of the City of Stirling, free of cost.

There is merit in allowing for some flexibility to be applied to this condition. The City has no objection to the modified condition. Condition 17 is recommended to be modified as follows: Unless otherwise agreed by the City, the existing City of Stirling 450 and 600 millimetre diameter pipe drains that cross through the northern portion of Lot 4 between Dongara Street and Oswald Street shall be provided with a 5 metre wide drainage easement granted in favour of the City of Stirling, free of cost. No permanent structures shall be permitted within or above the easement.

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18 For areas where major excavation is proposed (over 100 cubic meters of soil) that may intersect acid sulphate soils, further detailed geotechnical investigations shall be undertaken. The extent of these soils shall be established and an Acid Sulphate Soil Management Plan prepared on advice from the Department of Environment Regulation (DER) prior to the commencement of any part of the construction and/or earthworks part of the development to the satisfaction of the City of Stirling. All measures identified by the Acid Sulphate Soil Management Plan shall be undertaken to the satisfaction of the City of Stirling.

A geotechnical report is already required in condition 9, and an acid sulphate soils assessment, and management plan (if required) is required in condition 12. This condition is considered superfluous and redundant. DELETE – Requirements already addressed in condition 9 and condition 12.

Agree with applicant. The condition seems unnecessary given a geotechnical report is required by previous conditions. Recommend to delete condition 18.

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19 An as-constructed survey in compliance with DSPEC drawing requirements, is required to be provided to the City of Stirling prior to occupation of any part of the development for all City drainage infrastructure affected by the development

Slight modification proposed to take into account the fact that there will be multiple stages of occupation. Applicant recommends the following condition: An as-constructed survey in compliance with DSPEC drawing requirements is required to be provided to the City of Stirling for all City drainage infrastructure affected by the development prior to the occupation of each stage of development.

The City agrees to modify the condition as per the applicants advice to allow for surveys to be provided following the completion of each stage of the development. Recommend to use the modified condition: An as-constructed survey in compliance with DSPEC drawing requirements is required to be provided to the City of Stirling for all City drainage infrastructure affected by the development prior to the occupation of each stage of development, as outlined in the agreed Staging Programme.

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