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Proposed Development Application Lot 42, #31 Holman Street, Bunbury WA 6230

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Production Details

Edition Details:

Title:

Production Date: April 2019

Prepared By: Tecon Australia

Author: Gary Fitzgerald

Editor:

Review Status:

Project Name: Lot 42 Holman Street, Koombana North – Development Application

Project Number /

File Reference:

Modifications List:

Version: Date: Amendments: Prepared by:

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Contents

Introduction………………………………………………………………………………………………………….…………………..……. 4

Purpose and Objective……………………………………………………………………………………………………………….....4

Site Location and Context…………………………………………………………………………………….…………………..….… 5

Location and Description……………………………………………………………………………………………………… ….....5

Property Details…………………………………………………………………………………………………………… ……...……..5

Development Concept……………………………………………………………………….. ……………….…………………..….…6

Planning Context…………………………………………………………………………………………………………………….…….…7

State Planning Policy No 3: Urban Growth Centres and Settlement………………………..……………….……7

State Planning Policy No 3.1: R Codes………………………..…………………………………………………………..…....7

Liveable Neighbourhoods…………………………………………………………………………….…………….………..…......8

SPP 7: Design of the Built Environment …………………………….………….……………………………………………..8

Greater Bunbury Region Scheme…………………………………………………………………………………………........11

City of Bunbury Local Planning Strategy ……………………………………………………………………………………..11

City of Bunbury LPS No.8………………………………………………………………………………………………………….…13

Koombana North Bunbury Waterfront Structure Plan…………………………………………………….…………...14

Proposed Development …………………………………………..………………………………………..…………….……….…..14

Conclusion…………………………………………………………………………………………………………………………..…....…..21

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1.0 INTRODUCTION

1.1 Purpose and Objective

This Report has been prepared to support an Application for Planning Approval as it relates to Lot 42 (no. 31) Holman Street, Koombana North. The following plans and attachments are included in the overall Development Application package:

Attachment Description Sheet/Document Number

Sheet Name

1 Architect Drawings

A000 Cover Sheet

A100 Site Plan A200 Basement A201 Ground Floor Plan A202 Level 1 Floor Plan A203 Level 2 Floor Plan A204 Level 3 Floor Plan A205 Level 4 Floor Plan A206 Level 5 Floor Plan A207 Roof Plan A300 North & West Elevations A301 South & East Elevations A400 Building Sections A800 Level 1 Vehicle Circulation A801 Solar Studies A802 Ventilation Diagrams 2 Table 1

Structure Plan Requirement Assessment

Site 2 – Koombana North Bunbury Waterfront Structure Plan Checklist

3 Certificate of Title

Lot 42 on Deposited Plan 409107

4 Waste Management

Plan

190002 Koombana Development Waste Management Plan

5 Survey Plan 21175-01B Feature & Contour Survey

The Koombana North Structure Plan has been prepared consistent with the State Planning Strategy, State Planning Framework Policy, provisions of Statement of Planning Policy No. 1 and other strategic plans of the Commission.

The Structure Plan outlines the proposed development vision for the Koombana North Precinct and establishes the key development criteria that must be achieved in the construction of new buildings within the Precinct. The Structure Plan also includes information regarding the development of the public realm and assesses the impact of proposed development on the surrounding physical and natural environment.

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The proposed development at Lot 42 (No.31) Holman Street has been prepared in accordance with the Koombana North Structure Plan.

2.0 SITE LOCATION AND CONTEXT

2.1 Location and Description

The site is located in the Koombana North precinct and is one of the five lots that make up the Koombana North Bunbury Waterfront Structure Plan area.

The subject lot is referred to as ‘Lot 2’ within the Structure Plan and is one of two lots which overlook Koombana Bay. A ‘Pedestrian Access Way’ exits along the western boundary of the subject site; with Public Open Space and access to the Koombana Footbridge adjoining the eastern boundary of the site.

Figure 1: Site Location

2.2 Property Details

Table 1 below provides a summary of the land ownership details.

Lot Number / Street Address

Volume/Folio Landowner Lot Area m²

Lot 42 No 31 Holman Street

2902/591 Baltimac Pty Ltd 885

Table 1: Lot numbers, landowners and lot areas

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3.0 DEVELOPMENT CONCEPT

The proopsed development and attached architectural plans demonstrate a development concpet that has been prepared with high quality urban design as an outcome.

The proposed development is a 4 Storey building with an open roof top area associated with the upper penthouse apartments.

The buildings character has been desgined to fully integrate and compliment the local context. A mixed palette of contemporary materials with light colour coastal palette as a base with various coloured elements to compliment and add interest to the community is proposed.

The end result is a striking building form which acts as the termination to the Koombana Footbridge and public thoroughfare to Koombana foreshore to the east.

The development incorporates ground floor commercial activities with proposed uses such as restaurant, café and bar as well as a community space for ‘Not for Profit’ groups, art exhibitions and the like. A communal residents lobby and lounge is also included in the ground floor.

Figure 2: Artist Impression

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4.0 PLANNING CONTEXT

4.1 State Planning Policy No 3: Urban Growth Centres and Settlement

The State Planning Policy No 3: Urban Growth Centres and Settlement sets out the principals and considerations which apply to planning for urban growth settlement in Western Australia.

The main objectives of the policy include the promotion of:

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;

existing communities with established local and regional economies; growth and development of urban areas in response to the social and

economic needs of the community; 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,

Given the proposed built form and the close proximity to a functioning CBD which provides employment, transport, education, and retail opportunities, the proposed amendment is considered to be consistent with the intent of SPP No. 3.

4.2 State Planning Policy 3.1 - Residential Design Codes (R Codes)

The R-Codes control the design of most residential developments throughout Western Australia.

The general objectives of the R Codes and residential development are:

- To provide residential development of an appropriate design for the intended residential purpose, density, context of place and scheme objectives.

- To encourage design consideration of the social, environmental and economic opportunities possible from new housing and an appropriate response to local amenity and place.

- To encourage design which considers and respects heritage and local culture. - To facilitate residential development which offers future residents the opportunities for

better living choices and affordability.

The site is coded R-AC 0. The application of this code provides the applicable development standards to be specified in an approved Structure Plan. The development standards, relating to plot ratio, private open space requirements, setbacks and building heights are as specified in the approved Koombana North Bunbury Waterfront Structure Plan and are addressed at Section 6 of this report.

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4.3 Liveable Neighbourhoods

Liveable Neighbourhoods has been adopted by the WAPC as operational policy and is to be followed in the design and approval of urban development. The aim of Liveable neighbourhoods is to provide guidance on the designing of robust urban and suburban neighbourhood structures that can accommodate a range of uses that are also flexible enough to change and adapt over time. The Liveable Neighbourhoods Policy has numerous objectives which incorporate the following:

To achieve a sustainable urban structure that balances the provision of urban development through site responsive design.

Facilitate housing diversity, responsive built form, local employment and amenity within a coherent and efficient urban structure of compact walkable neighbourhoods.

Provide a coherent urban system of compact walkable neighbourhoods which cluster to form towns with relatively intense mixed-use town centres that are capable of catalysing a broad range of employment and social opportunities.

Provide housing density and diversity to meet the changing community needs.

The proposed development is consistent with the aims and objectives of the Liveable Neighbourhoods Policy.

4.4 State Planning Policy 7 – Design of the Built Environment

This policy sets out the principles, processes and considerations which apply to the design of the built environment in Western Australia and focuses on design quality. This policy provides the overarching framework for those State Planning Policies that deal with design related issues, to be used in conjunction on specific development types relating to the design matters of a proposal.

The following design principles as defined by the SPP provide a measure for good design outcomes and area summarised by:

1. Context and character Good design responds to and enhances the distinctive characteristics of a local area, contributing to a sense of place. Good design also responds positively to the intended future character of an area. It delivers appropriate densities that are consistent with projected population growth, and are able to be sustained by existing or proposed transport, green networks and social infrastructure. Consideration of local context is particularly important for sites in established areas that are undergoing change or identified for change.

2. Landscape quality Good design recognises that together landscape and buildings operate as an integrated and sustainable system, within a broader ecological context. Good landscape design employs hard and soft landscape and urban design elements to create external environments that interact in a considered manner with built form, resulting in well-integrated, engaging places that contribute to local identity and

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streetscape character. Good landscape design provides optimal levels of external amenity, functionality and weather protection while ensuring social inclusion, equitable access and respect for the public and neighbours.

3. Built form and scale Good design provides development with massing and height that is appropriate to its setting and successfully negotiates between existing built form and the intended future character of the local area. Good design achieves an appropriate built form by responding to its site, as well as surrounding built fabric, in a considered manner, mitigating negative impacts on the amenity of neighbouring properties and public realm. Good design considers the orientation, proportion, composition, and articulation of built form elements, to deliver an outcome that is suited to the building’s purpose, defines the public domain, respects important views, contributes to the character of adjacent streetscapes and parks, and provides a good pedestrian environment at ground level.

4. Functionality and build quality Good design provides flexible and adaptable spaces, to maximise utilisation and accommodate appropriate future requirements without the need for major modifications.

5. Sustainability Sustainable buildings utilise passive environmental design measures that respond to local climate and site conditions by providing optimal orientation, shading, thermal performance and natural ventilation. Reducing reliance on technology for heating and cooling minimises energy use, resource consumption and operating costs over the whole life-cycle of the project.

6. Amenity Good design optimises internal and external amenity for occupants, visitors and neighbours, contributing to living and working environments that are comfortable and productive. Good design provides internal rooms and spaces that are adequately sized, comfortable and easy to use and furnish, with good levels of daylight, natural ventilation and outlook. Delivering good levels of internal amenity also includes the provision of appropriate levels of acoustic protection and visual privacy, adequate storage space, and ease of access for all. Good design mitigates negative impacts on surrounding buildings and places, including overshadowing, overlooking, glare, reflection and noise.

7. Legibility Good design results in buildings and places that are legible, with clear connections and memorable elements to help people find their way around. Sightlines are well-considered, with built form responding to important vantage points. Externally, buildings and spaces should allow their purpose to be easily understood, and provide clear distinction between public and private spaces.

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8. Safety Safety and security is promoted by maximising opportunities for passive surveillance of public and communal areas and providing clearly defined, well-lit, secure access points that are easily maintained and appropriate to the purpose of the development. Good design provides a positive, clearly defined relationship between public and private spaces and addresses the need to provide optimal safety and security both within a development and to adjacent public realm.

9. Community Good design responds to local community needs as well as the wider social context, providing buildings and spaces that support a diverse range of people and facilitate social interaction. In residential developments, good design achieves a mix of dwelling types, providing housing choice for different demographics, living needs and household budgets, and facilitating ageing-in-place.

10. Aesthetics Good design is the product of a skilled, judicious design process that results in attractive and inviting buildings and places that engage the senses. Good design resolves the many competing challenges of a project into an elegant and coherent outcome. A well-conceived design concept informs all scales, from the articulation of building form through to materiality and detail, enabling sophisticated, integrated responses to the complexities of local built form and landscape character.

The subject site has been able to focus on design outcomes and deliver a quality product that is good example of the importance of design consideration in the built environment.

Key design outcomes of the subject proposal that complement the design principles of SPP 7 are:

Providing a striking building form which acts as the termination to the bridge and public thoroughfare to Koombana foreshore to the east.

Provides excellent and positive passive surveillance on ground level and apartment levels.

The building character has been designed to fully integrate into the local context. a mixed palette of contemporary materials with a light colour coastal palette as a base with various coloured elements to compliment and add interest to the community is proposed.

The apartments have all been designed to create facades which directly address all directions.

The development provides active ground floor uses (such as food and beverage tenancies as well as a community space for NFP groups) to Koombana Bay and Holman Street.

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4.5 Greater Bunbury Region Scheme (GBRS)

The GBRS provides a high-level strategic direction for the promotion of sustainable development in the region through regulation of subservient schemes, strategies and policies.

The GBRS provides regional scale land allocation and mapping in order to guide the zoning of land, provision of infrastructure, protection of environmental assets, areas of regional open space, location of industrial areas, extraction of resources and protection of productive agricultural land.

The subject site is zoned ‘Regional Centre’ under the GBRS. The Regional Centre zone comprises “the Bunbury Central Business District where commercial, civic, cultural, residential, service and administration serving the region are located.’

The site adjoins land reserved (Regional Open Space) on the northern and eastern boundaries.

The proposed multiple use development is consistent with the terms of the Greater Bunbury Region Scheme and the ‘Regional Centre’ zoning.

Figure 3: Extract from Greater Bunbury Region Scheme

4.6 City of Bunbury Local Planning Strategy (LPS)

The City of Bunbury Local Planning Strategy (LPS) was endorsed by the WAPC on the 1st March 2018. The LPS has been prepared to inform and operate in conjunction with the implementation of the City of Bunbury Local Planning Scheme No.8.

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The LPS:

- Presents strategic land use planning concepts within a number of theme areas across the whole city;

- provides a bridge between the high-level goals and vision found within Council’s Strategic Community Plan, the zoning found within the Scheme and directions for individual areas of the city;

- communicates the purpose, function and principles of land use planning and design; - presents a guiding rationale for LPS8; - provides a context and framework for Council actions and prioritisation.

The City’s fundamental overall strategic planning principles is to carry out or support only those actions or proposals that are either consistent with, or (at least) non-prejudical to one or more of the stated intentions of the LPS.

In this regard, it is stated that the proposed mixed-use development is consistent with the following intentions of the LPS:

2A: To facilitate the evolution of a pattern of mutually supportive residential neighbourhoods and their activity centres, that contribute to the economic, social and environmental sustainability of Bunbury.

2B: To provide a diverse range of housing in terms of lot sizes and housing types that reflect changing demographics, housing need and lifestyle preferences.

2C: To safeguard and enhance the valued individual character and amenity of established residential neighbourhoods whilst accommodating change that delivers or contributes to, an improved quality of place over time.

4E: To contribute towards the improved health and fitness of the community by encourage more people to walk to their destination thereby increasing the mode share of walking in Bunbury

4F: To plan for and facilitate a potential doubling of jobs, retail floorspace, entertainment and other activities within the City Centre without resulting in excessive levels of traffic and congestion or compromising the amenity or safety of the pedestrian environment - with an adequate level of parking to meet demand for car travel to the City Centre that is also consistent with improvements to other modes of transport (i.e. walking, cycling and public transport options).

9ATo further establish Bunbury as the state’s second CBD to Perth and the regional capital of the South West, and thus satisfy all reasonable requirements and expectations for the provision of commercial, recreational and cultural facilities and services catering for the existing and future population of the South West region as a whole.

The subject land is located within the ‘Regional Centre’ of the Bunbury and supported by a wide range of services and facilities that make up the Bunbury CBD. Development of this site will activate the Koombana North precinct and act as a linkage between the CBD and both the

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Marlston and Koombana waterfront areas, including the newly developed Dolphin Discovery Centre.

The mixed-use development will provide a vibrant development within walking distance of major employment options (within the CBD) and thus directly contribute to the economic, social and environmental sustainability of Bunbury.

4.7 City of Bunbury Local Planning Scheme 8

The City of Bunbury Local Planning Scheme No.8 provides the planning framework to achieve sustainable development in the locality, by integrating economic, social and environmental aspirations. The Scheme outlines the applicable zoning and related objectives for each zone, of which the subject site is zoned ‘Regional Centre’ R-AC0 (Figure 4).

Figure 4: Zoning of Site (Source: City of Bunbury LPS No.8 )

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5.0 KOOMBANA NORTH BUNBURY WATERFRONT STRUCTURE PLAN

The Structure Plan, adopted and approved in 2013, outlines the development vision for the Koombana North precinct and establishes the key development criteria that must be achieved when pursuing development within the precinct.

The Vision of the Structure plan is identified as :

The Koombana North locality will be an urban environment characterised by a wide range of intense

and diverse activities in close proximity to the Bunbury CBD, bus station and future rail station; to

create a thriving day and night time urban experience through increased activity from residential and

office, supported by a variety of commercial, retail and entertainment enterprises

The subject development site, being Lot 42 Holman Street, is referred to as development site 2 within the terms of the Structure Plan. Table 1 of the Structure Plan sets out the vision objectives and planning requirements that are applicable to development within the precinct. A tabulated assessment of this against the proposed development is included as part of the overall Development Application Package.

The provisions, standards and planning requirements specified under Part 1 of the Structure Plan have the same force and effect as if they were provisions, standards or requirements of the Scheme.

6.0 PROPOSED DEVELOPMENT

Development Requirements

General Developments Site requirements are contained within the Table 1.1 of the Structure Plan Part 1 as per the below extract:

Table 2: Extract from KN Structure Plan

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The building is 4 storeys with an open roof top area associated with the penthouse apartments.

As defined by the above table, plot ratio is defined as being 3.5 based on the residential component. The proposed development has a calculated plot ratio of 2.8 based on of 2471m2 of residential development. Tables 3 and 4 below demonstrate these calculations.

Table 3: Plot Ratio calculations of the development

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Table 4: Residential GFA Calculation of the Development

The maximum height of external walls of the building is 20.95m with a maximum height to the ridge of 23.95m. The maximum height of boundary walls is 6.9m.

The proposal incorporates an upper level carparking level above the podium height requirement. The design however has been carefully conducted to honour the podium development typology through the integration of the site lines, colour and materiality. The canopy provided around the building removes pedestrian perception of the Level 1 carpark element completely. The bulk and scale of the upper tower element is in accordance with the objectives and similar to the proposal on the adjoining Site 1.

The following tables detail key design elements and compliance issues

Table 5: Individual Apartment Area breakdown

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Table 6: Car and Bicycle Parking Calculations

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Waste management control within the development for both commercial and residential apartments is consistent with guidelines for waste management as detailed under WALGA’s waste management guidelines. Attached to the subject application a copy of the Waste Management Plan for the development.

Development Variations

Variation is sought for the core element. The lift and stair core has been located within the 3m setback to enable the carparking layout to function. It is proposed that when considered in the context of the overall built form outcome, the development is compliant with the Design Objectives.

Variation is sought for the building being contained wholly within the defined building envelope. To enable the functionality of the carparking levels, there is a minor 1.1m incursion over the site boundary on the eastern façade by squaring up the edge of the site. This incursion does not create any interface issues with the surrounding public realm – especially with the required canopy awning in place. This allows us to accommodate an additional carpark which would not be possible with the splayed site.

There is consideration of extending the upper level apartment balconies similarly, into setback zone.

Confirmation for the rights to the Arial easement has been discussed with the City of Bunbury and DPLH and awaiting formal approval.

Variation is sought for the covered continuous pedestrian walkway to be provided along the frontage of all buildings, which provides a clearance height of between 3.0m – 4.5m and a minimum depth of 2.5m. The development proposes to have a continuous canopy to all activated areas to the ground floor. We have therefore included a compliant awning to the majority of the ground floor level to optimise pedestrian amenity per the Design Objectives.

It should be also noted there is an existing tree located in the public realm (south east side) which is located within this canopy zone. We propose removing this tree to implement the required canopy.

In accordance with section 6 of the City of Bunbury Local Planning Scheme No.8 and LPP 3.1 Access & Parking for Pedestrians, Bicycles and Vehicles, provision of car parking bays associated with the ground floor uses is not required as the floor space discretionary thresholds of 500m2 GFA within the Regional Centre Zone is applicable.

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It is also noted as per section 9 of the Structure Plan Part 1 Planning Requirements, that On-Street parking, that is immediately adjacent to the development sites, may be included in parking provision calculations at the discretion of the Local Government.

Land Use Description

The land uses proposed as part of this subject Development Application are consistent with the ‘Restricted Uses’ as stated in Schedule 2 of the City of Bunbury Local Planning Scheme No.8. The proposed uses are as per the below table:

The ground level commercial tenants have not yet been confirmed, however the intent is to provide food and beverage offerings in the commercial tenancies plus a “community use” space for NFP groups, art exhibitions and the like. A communal residents lobby and lounge is also included in the ground floor.

Proposed Land Use

Definition Permissibility Proposed Floor/Tenancy

Ground Floor Use of Space

Allocation Multiple Dwelling ‘P’ (all floors

except ground)

Level 2-4/5

Community Purpose

means premises designed or adapted primarily for the provision of educational, social or recreational facilities or services by organisations involved in activities for community benefit.

‘A’ Ground Floor ‘Community Space’

Exhibition Centre means premises used for the display, or display and sale, of materials of an artistic, cultural or historical nature including a museum.

‘A’ Ground Floor ‘Community Space’

Fast Food Outlet means premises other than a lunch bar used for the preparation, sale and serving of food

‘A’ Ground Floor Kiosk

‘Commercial Tennant’

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to customers in a form ready to be eaten - (a) without further preparation; and (b) primarily off the premises.

Office means premises used for administration, clerical, technical, professional or similar business activities.

‘A’ Ground Floor ‘Resident Amenity’

Shop means premises other than a bulky goods showroom, a liquor store - large or a liquor store - small used to sell goods by retail, to hire goods, or to provide services of a personal nature, including hairdressing or beauty therapy services.

‘A’

Restaurant/Cafe Restaurant / café means premises primarily used for the preparation, sale and serving of food and drinks for consumption on the premises by customers for whom seating is provided, including premises that are licenced under the Liquor Control Act 1988.

‘A’ Tenancy 1 & 3 ‘Commercial Tennant’

Tavern means premises the subject of a tavern licence granted under the Liquor Control Act 1988.

‘A’ Tenancy 2 “Commercial Tennant’

Table 7: Proposed Land Use and Space Allocation

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7.0 Conclusion

Good design will improve the urban environment, benefit local communities and leave a positive legacy for future generations.

The Development is consistent with the State Government and the City’s strategic and statutory planning objectives and complies with operational policies guiding consideration of the development.

We respectfully request the City of Bunbury support our request to grant conditional Development Approval.