regional joint development assessment panel agenda
TRANSCRIPT
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Regional Joint Development Assessment Panel Agenda
Meeting Date and Time: Wednesday, 29 July 2020; 2:00pm Meeting Number: RJDAP/8 Meeting Venue: Via Zoom To connect to the meeting via your computer - https://zoom.us/j/93003146944 To connect to the meeting via teleconference dial the following phone number - +61 8 7150 1149 Insert Meeting ID followed by the hash (#) key when prompted - 930 0314 6944 This DAP meeting will be conducted by electronic means open to the public rather than requiring attendance in person.
1 Table of Contents
9. Form 2 – Responsible Authority Reports – DAP Amendment or
Cancellation of Approval ........................................................................................... 3
9.1 Lot 51 (48) and 52 (50) Cathedral Avenue & Cathedral Avenue Road Reserve, Leschenault .................................................................................... 3
10 State Administrative Tribunal Applications and Supreme Court Appeals ... 3
Nil .................................................................................................................... 3
11 General Business ........................................................................................................ 3
12 Meeting Closure ........................................................................................................... 3
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Due to the RJDAP/8 meeting that was adjourned on 14 July 2020, this meeting is
now being reconvened on 29 July 2020.
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Attendance
DAP Members Mr Paul Kotsoglo (Presiding Member) Ms Kanella Hope (Deputy Presiding Member) Mr Justin Page (Third Specialist Member) Cr Paul Beech (Local Government Member, Shire of Harvey) Cr Tania Jackson (Local Government Member, Shire of Harvey) Officers in attendance Ms Kelly Beauglehole (Shire of Harvey) Minute Secretary Ms Megan Ventris (DAP Secretariat)
Applicants and Submitters Mr Marc Halsall (Halsall & Associates) Members of the Public / Media
Nil
9. Form 2 – Responsible Authority Reports – DAP Amendment or Cancellation of Approval
9.1 Lot 51 (48) and 52 (50) Cathedral Avenue & Cathedral Avenue Road Reserve, Leschenault
Development Description: Caravan Park redevelopment, x24 chalets, x6
camp sites, private pumping station and server main, decommission system and ancilliary works.
Proposed Amendments: Caravan Park redevelopment, x24 chalets, x6 camp sites, private pumping station and server main, decommission system and ancilliary works.
Applicant: Halsall and Associates Owner: Gemhurst Pty Ltd and Ashlane Pty Ltd Responsible Authority: Shire of Harvey DAP File No: DAP/19/01715
10 State Administrative Tribunal Applications and Supreme Court Appeals
Nil
11 General Business
In accordance with Section 7.3 of the DAP Standing Orders 2017 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment.
12 Meeting Closure
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Form 2 – Responsible Authority Report (Regulation 17)
Property Location: Lots 51 & 52 (No’s 48 & 50) Cathedral Avenue &Cathedral Avenue Road Reserve
Development Description: Caravan Park redevelopment: x24 chalets, x6 camp sites, private pumping station and sewer main, decommission system and ancillary works.
Proposed Amendments: Caravan Park redevelopment, x24 chalets, x6 camp sites, private pumping station and sewer main, decommission system and ancillary works.
DAP Name: Regional Development Assessment Panel
Applicant: Marc Halsall of Halsall Associates
Owner: Gemhurst Pty Ltd and Ashlane Pty Ltd
Value of Amendment: $2.4 million
LG Reference: P78/20
Responsible Authority: Local Government
Authorising Officer: Kelly Beauglehole, Senior Planning Officer
DAP File No: DAP/19/01715
Report Date: 3 July 2020
Application Received Date: 19 May 2020
Application Process Days: 23
Attachment(s): 1. Previous Determination2. Site Plan3. Development Plans and Sections4. Applicant Letter of Request5. Traffic Technical Note6. Site Photos
Officer Recommendation:
That the Regional DAP resolves to:
1. Accept that the DAP Application reference DAP/19/01715 as detailed on the DAP Form 2 dated 07 May 2020 is appropriate for consideration in accordance with regulation 17 of the Planning and Development (Development Assessment Panels) Regulations 2011;
2. Approve the DAP Application reference DAP/19/01715 as detailed on the DAP Form 2 dated 07 May 2020 and accompanying plans (Drawing No. A01, A02 & A03) in accordance with Clause 68 of Schedule 2 (Deemed Provisions) of the Planning and Development (Local Planning Schemes) Regulations 2015 for the proposed minor amendment to the approved Caravan Park redevelopment at Lots 51 & 52 (No’s 48 & 50) Cathedral Avenue & Cathedral Avenue Road Reserve, Leschenault subject to the following amendments:
Amended Conditions
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3. Prior to development of the site a preliminary contaminated site investigation should be completed, to determine the level of contamination if any, and prior to any works occurring on contaminated ground, remediation to be carried out to the satisfaction of the Shire on advice of the Department of Water and Environmental Regulation, to address the potential contamination risks associated with the future land use following the removal of the sewerage pond and septic infrastructure.
17. Prior to occupation of the development, the proposed crossovers,
emergency access way, affected internal access ways, car parking and turning area(s) shall be designed and submitted for approval and subsequently constructed at the proponent’s cost in accordance with the development approval to the satisfaction of the Shire.
Deleted Conditions
2. Those portions of the site, including portion of the ‘camping area’ with a
bushfire hazard rating of BAL-40 or BAL-FZ in the Bushfire Management Plan do not form a part of this approval, as there is insufficient information provided to make an informed decision in relation to State Planning Policy 3.7 Planning in Bushfire Prone Areas.
3. All other conditions and requirements detailed on the previous approval dated
19 March 2020 shall remain the same unless required to be altered by a condition of this approval.
Details: outline of development application
Insert Zoning GBRS: Rural
DPS 1: Tourist
Insert Use Class: Caravan Park
Insert Strategy Policy: State Planning Policy 2.5 Rural Planning
Insert Development Scheme: District Planning Scheme No. 1
Insert Lot Size: 19.8Ha
Insert Existing Land Use: Caravan Park
The proposal is to amend the Development Approval (Attachment 1) for the redevelopment of an existing Caravan Park at Lots 51 and 52 Cathedral Avenue, Leschenault in the following ways:
• Reduce the Cathedral Avenue speed limit to 70 km/h in this vicinity;
• Reduce the approved front setback of the development;
• Amend conditions 1, 2, 3, 4, 8 and 17 and Advice Note 2; and
• Relocate proposed campsites to outside of the BAL-40/FZ area.
The Applicant has requested that conditions 1, 2, 3, 4, 8, 17 and Advice Note 2 are amended to achieve their revised proposal (as detailed in Attachment 4).
Background: This application proposes to amend/modify the determination issued on 19 March 2020 for DAP/19/01715. The request is made under regulation 17 to
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amend or delete any condition to which the approval is subject; and to amend an aspect of the development approved which, if amended, would not substantially change the development approval. Legislation and Policy: Statutory/Policy Environment State Policy Greater Bunbury Region Scheme Part 6 – Development of Land 24. Requirement for approval to commence development Subject to clauses 25
and 26 a person must not commence or carry out — (a) development on reserved land; or (b) development of a kind or class specified in a resolution made by the
Commission under clause 27, unless that person has first applied for and obtained the planning approval of the Commission under Part 7.
Planning and Development (Development Assessment Panels) Regulations 2011 Regulation 17 Amendment or cancellation of development approval by DAP. Planning and Development (Local Planning Schemes) Regulations 2015
67. Matters to be considered by local government Part 10A — Bushfire risk management Local Policy Shire of Harvey District Planning Scheme No.1 Table 7 – Zoning and Development Standards – Tourist
Policy Statement: This Zone provides for a variety of holiday and tourist land uses. Areas currently zoned apply to existing tourist facilities and provide for their expansion. In locating new zones, Local government will take account of the effects of the likely uses on the surrounding built and natural environment. Minimum Boundary Setbacks: As per Local Government Model Bylaws relating to Caravan Parks, Camping Grounds and Holiday Accommodation. Consultation:
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No additional land owner consultation or agency referrals have been carried out for this assessment as the proposal does not differ from the initial assessment that was advertised and subsequently approved. Planning Assessment: District Planning Scheme No. 1: Under District Planning Scheme No. 1, the site is zoned ‘Tourist’ and development standards under Table 7 apply.
Item Requirement Proposal Compliance
Table 7 “Local Government Bylaws relating to Caravan Parks, Camping Grounds and Holiday Accommodation”. Caravans Park and Camping Grounds Regulations 1997 Schedule 7 – Division 2 b. Position of
caravans, annexes and camps
(4) There is to be at least 6m between a caravan, camp, annexe or other structure or building on a facility and any land reserved or set aside by the Government of the State for a road unless — (a) a shorter distance is approved; or (b) in the case of a camp, the local government is satisfied that it is safe to pitch the camp closer to such land, but a camp is not to be pitched closer than 2.5m from such land.
Option 2 – Retaining wall setback 5m from the edge of the road bitumen, and the chalets a nominal 1m behind that line following the edge of the road bitumen.
Non-compliance This proposal almost reverts back to the original proposal presented at the previous DAP meeting, and the Shire’s assessment of the setback remains the same. The proposed setback reduction is by approximately 3m.
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Officers Comments The Shire has assessed each individual request and provides the following responses:
Condition 1
The stamped plans, and accompanying documentation, together with any requirements or amendments resulting from conditions attached to this approval, are the plans approved as part of this application and shall form part of the development approval issued.
Applicant Request Reference the new plans. Plans attached to the approval did not include the detailed engineering drawings for the sewerage pipeline. Great cost was expended in producing these diagrams and it is requested these be referenced and included in the approval/attached. Response There are no apparent amendments to the proposed private sewer main, therefore it appears to not be affected by this application. The Applicant has requested that the private sewer main alignment plans provided with the documentation be stamped with the Approval and Officers have no objection to this as the road alignment to Old Coast Road was assessed with the original application. However, it is the Applicant’s responsibility to carry out the remaining design documentation for the Water Corporation’s and Shire’s Technical Services Section final approval. The private sewer main alignment was provided as part of the original DAP and the Shire has no issue with the plans being stamped as part of this amendment. The plans numbered 251 Rev-A, 252 Rev-B, 253 Rev-A were considered as part of the documentation with the original approval and therefore were intended as part of the approval documentation listed in this condition.
Condition 2
Those portions of the site, including portion of the ‘camping area’ with a bushfire hazard rating of BAL-40 or BAL-FZ in the Bushfire Management Plan do not form a part of this approval, as there is insufficient information provided to make an informed decision in relation to State Planning Policy 3.7 Planning in Bushfire Prone Areas.
Applicant Request A revised campground design has been submitted to ensure that all campsites are not within the BAL-40 / BAL-FZ area. As such condition 2 can be removed from the decision letter if the plan is accepted. Response The Shire has no objection to removing the condition and notes that the final BMP and BEEP are still required to be approved by DFES, as per condition 11.
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Condition 3
Prior to development of the site a contaminated site investigation should be completed, to the satisfaction of the Shire on advice of the Department of Water and Environmental Regulation, to address the potential contamination risks associated with the future land use following the removal of the sewerage pond and septic infrastructure.
Applicant Request This condition requires a contaminated site investigation prior to development of the site to address risk associated with future land use following removal of the pond and septic infrastructure. It is requested this condition be modified to state “prior to development of the site in the area of the septic pond and septic infrastructure” a contaminated site investigation should be completed. If this is amended, the development of the chalets can occur without the need for this investigation specifically. This is because the chalets are not located near the existing sewerage pond and related infrastructure. Contaminated site investigations can take some time and this would hold up the development of the chalets. Response Officers do not support this request as the extent of potential contamination has not yet been established. Preliminary testing is required to ensure that any contamination that may have occurred is limited to the area containing the sewerage pond and septic infrastructure. Once the extent of any contamination is known, the chalets component of the proposal may be developed while a remediation plan is prepared and implemented. Condition 4
Prior to a Building Permit being issued, amended plans shall be provided to the Shire for approval to amend the setbacks of the retaining wall to a minimum of 3m from the front boundary and 4m to the chalets to allow for a 1.2m high fence to be located on the top side of the retaining wall.
Applicant Request This condition could be modified to reflect setbacks as indicated on the approved plan dependent on which speed limit is applied. Response The Applicant has submitted a Technical Note prepared by Riley Consulting Traffic and Transportation dated 20 April 2020 (Attachment 5) which makes recommendations for achieving two alternative reduced setback scenarios based on the speed limit and setbacks for a proposed clear zone. Option 1 (Plan dated 23.04) (Reducing the speed limit to a 60 km/h zone). This is not a possible scenario to be assessed through a Development Application and any such recommended condition would be ultra vires. As discussed in the previous JDAP meeting on 9 March 2020, the Shire is not the determining authority
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to change the speed zone for Cathedral Avenue, Main Roads WA (MRWA) is the determining authority. Previous processes have been undertaken with MRWA, and the proposal to reduce the speed in this vicinity was not supported.
At present, the section of Cathedral Ave north of Old Coast Road complies with the MRWA guidelines for Speed Zoning in terms of its classification and road environment and the Shire is not pursuing a lower speed limit from 70km/h to 60km/h along this section of road. Option 1 has not been assessed in detail within this report as the proposal is based on an assumed reduction of the current speed limit zone of Cathedral Avenue, which the Shire has no authority to implement. As such, option 1 is not able to be considered by the Shire or the DAP. Option 2 (Plan dated 11.09) (Current 70 km/h speed limit) Option 2 involves the implementation of a Clear Zone within the current speed zone of 70km/h in order to achieve a minimum width of 5m between the road carriageway and the development. This option facilitates a reduced setback of the proposed retaining wall back down to 2.5m with a further 1m to the chalet setback. The recommendations were calculated using a 60km/h speed zone and again using the current speed limit of 70km/h, together with the MRWA data for traffic volumes North of Elinor Bell Road (1,173 average daily trips). Officers have assessed the recommendations and note that the implementation of a Clear Zone may apply if it were a new road or if Council were proposing significant road works, however it is not a requirement of the Shire to facilitate the proposed development setback variations by creating a Clear Zone adjacent development. The method of measuring the setback from the edge of the road bitumen to the development is not an acceptable technique. ‘Setback’ as defined within the Residential Design Codes is “The horizontal distance between a wall at any point and an adjacent lot boundary, measured at right angles (90 degrees) to the boundary”. The development should not be aligned to the edge of the road bitumen. In particular, it is evident from the photographs in Attachment 6 that Cathedral Avenue does not have a kerbed road edge in this vicinity and further that the location is adjacent to the Leschenault Estuary, and is subject to regular inundation also demonstrated in photographs 5 and 6 of Attachment 6 from a recent storm event. The equivalent measurement for the proposed setback is 2.5m from the front boundary, almost identical to the original proposal that was not supported by the Shire or DAP. Officers maintain that this is not a desired outcome for Cathedral Avenue, and notes that the single aspect of clear zones introduced in the Technical Note provides insight into what the minimum setbacks should ideally be from the road edge to a development if this was a new development site. This is not a built-up area, and the proposal will have a significant impact on the visual amenity, as viewed from the north, the south and also from the properties to the west located along the ridge. Photograph 4 in Attachment 6 also highlights the impact of the removal of the trees to make way for the chalets.
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The Technical Note is acknowledged, and provides information to assist in the Responsible Authority’s decision-making process, however, the Applicant has not presented any justification of the impact of the visual amenity of Cathedral Avenue, and the proposal is largely unchanged from that considered by the previous DAP. In photograph 1 of Attachment 6, the line of the adjoining white fence demonstrates how far back the adjoining property boundary is and the extended width of the road verge. The small cream timber railing fence is the approximate front boundary of Lot 52 which is 5m further forward of the adjoining lot where the proposed developed will protrude 2.5m into this space. The Shire does not support the removal of this condition. The position of the Shire is that the setback is critical to reduce the potential building bulk along the front setback within the road corridor. Attachment 6 demonstrate the visibility and prominence of this site within Cathedral Avenue. In particular, as viewed and experienced by road users and pedestrians from the north. The photographs further demonstrate the existing amenity along Cathedral Avenue and it is clear that the proposed bulk and setback of this proposed amendment will have a significant impact on the existing amenity and the view corridor for road users travelling south.
Therefore, Officers recommend that condition 4 is retained requiring that the setback of a minimum of 3m to the retaining wall and 4m to the chalets is not amended.
Condition 8
Prior to a Building Permit being issued, an updated detailed Landscaping Plan shall be submitted and approved by the Shire that addresses the following;
a. The location, species and size of existing vegetation to be removed and planted;
b. Mulching or similar treatments of garden beds including edges; c. Details of reticulation of landscaped areas including the source of the
water supply and proposed responsibility for maintenance; d. The surety to be provided to the Shire to ensure the landscaping reaches
maturity and that dead plants are suitably replaced; e. Treatment of paved areas (parking and pedestrian areas) f. Fence material, height and treatment; and g. Protection and enhancement of the visual amenity of the locality.
Applicant Request This condition requires a detailed landscaping plan however we are advised by the fire consultant that DFES will need to be satisfied that the verge can be managed. It is requested the condition be modified to include a point (h) which includes “the management of the road verge as necessary in an Asset Protection Zone state to achieve a minimum of BAL-29 for the chalets”. Management of verges in landscaping plans is common practice. Response The Shire does not agree that there is a connection between the proposed landscaping plan requirements and the APZ requirements. The Shire requests that the issues are not confused with one another, and that all landscaping associated with the development is located within the property boundary. Responsibility
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associated with the management of the verge is not linked to this condition. Verge treatments are assessed under the Shire’s Activities in Thoroughfares Local Law 2017. The Bushfire Management Plan should be updated to make appropriate recommendations. Condition 17
Prior to occupation of the development, the crossovers, emergency access way, internal access ways, car parking and turning area(s) shall be designed and submitted for approval and subsequently constructed at the proponent’s cost in accordance with the development approval to the satisfaction of the Shire.
Applicant Request It is requested this condition be modified to confirm that it is only related to the implementation of access, car parking and turning areas associated directly and immediate to where new development is proposed. This is to remove ambiguity that the condition may require upgrading of other existing internal driveway systems. Response The condition is referring to affected access and parking and the Shire is not opposed to the amended condition for clarification purposes. It is noted that in this amendment the disabled access car parking bay for the chalet to the north has now been shown in the location of the proposed emergency access way, which will need to be amended prior to submitting the plans.
Advice Note 2
This development is likely to require the removal of Native Vegetation that provides suitable habitat for western ring tail possums (WRP). WRP are listed as critically endangered threatened fauna under the Biodiversity Conservation Act 2016 (BC Act) and the Commonwealth Environmental Protection and Biodiversity Conservation Act 1999. The proposed development may require clearing of potential threatened fauna habitat. Where clearing of vegetation is unavoidable, a Section 40 ministerial authorisation to take or disturb threatened fauna under the BC Act should be obtained. An authorised fauna spotter should be on-site to manage impacts to WRP when vegetation clearing occurs and a post clearing report provided to DBCA. Planting of Western Australian Peppermint Trees (Agonis flexuosa) to replace existing mature trees being removed will strengthen the corridor of native trees for habitat for WRP and subject to advice within the Bushfire Management Plan.
Applicant Request The landscaping plan condition initially required the planting of Peppermint trees but this was removed. The advice note recommends the planting of Peppermint trees. It is requested the advice note be modified to remove this reference and confirm that the intent is not to incorporate Peppermint trees.
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Response The DBCA and DWER have identified the requirements under the Environmental Protection Act 1986 in relation to clearing of native vegetation. It is the Applicant’s responsibility to determine compliance with any exemptions that may apply and whether a clearing permit is required. There are portions of the site affected by this development that are within a declared Environmentally Sensitive Area, where exemptions may not apply. Shire Officers have assessed the vegetation to be removed and confirm that, while the majority of the species to be removed are not endemic to the area, they have been there in excess of 20 years and the removal of the trees will already have a significant impact on the visual amenity of the Cathedral Avenue streetscape. The Advice Note should not be altered as it was provided as a part of the advice that Shire is required to follow under the delegation of the GBRS and as such the Shire is not in support of amending the Advice Note. Part B – Greater Bunbury Region Scheme Approve DAP application reference DAP/19/01715 and accompanying plans A01 (Amd G), A02 (Amd A) and A03 (Amd B) for the addition of 24 chalets and 3 camping sites at the Leschenault Caravan Park, Lots 51 and 52 Cathedral Avenue, Leschenault in accordance with clause 24(b) of the Greater Bunbury Region Scheme subject to the following conditions:... Applicant Request It is noted that the heading of the approval with respect to the GBRS references only 3 camp sites whereas the Shire approval approves 6. It is requested that the GBRS decision be modified to list 6 camp sites particularly based on the revised plan attached avoiding camp sites within the BAL-40/BAL-FZ area. Response The Shire and DAP requested that the Applicant complete an application under the GBRS at the time of lodgement. This application has not been received as the Applicant regards the changes to be administrative only. Therefore, the Shire has no recommendation in relation to Part B. Conclusion: Officers have taken into consideration the requested amendments received by the Applicant, the previous referral authority’s advice and community consultation and conclude that the reduced setback to both the retaining walls and the chalets should not be supported. The Shire acknowledges the independent consultant’s advice only. The conditions in the current approval are considered appropriate in achieving:
• Improved sight lines for vehicles, and pedestrians;
• Increased road safety separation from tourist accommodation;
• Preserving the existing open vista of Cathedral Avenue;
• Appropriate development within the Flood Plain; and
• Compliance with SPP 3.7 Planning in Bushfire Prone Areas.
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Postal address: Locked Bag 2506 Perth WA Street address: 140 William Street Perth WA 6000 Tel: (08) 6551 9919 Fax: (08) 6551 9961 TTY: 6551 9007 Infoline: 1800 626 477
[email protected] www.dplh.wa.gov.au ABN 68 565 723 484
LG Ref: P137/18 DAP Ref: DAP/19/01715 Enquiries: (08) 6551 9919 Mr Marc Halsall Halsall and Associates PO Box 29 Margaret River WA 6285 Dear Mr Halsall SOUTHERN JDAP - SHIRE OF HARVEY - DAP APPLICATION - P137/18 - DETERMINATION
Property Location: Lot 51 (48) and 52 (50) Cathedral Avenue, Leschenault Application Details: Caravan Park Redevelopment
Thank you for your Form 1 Development Assessment Panel (DAP) application and plans submitted to the Shire of Harvey on 11 December 2019 for the above-mentioned development. This application was considered by the Southern JDAP at its meeting held on 9 March 2020, where in accordance with the provisions of the Shire of Harvey Local Planning Scheme No.1 and the Greater Bunbury Region Scheme, it was resolved to approve the application as per the attached notice of determination. Should the applicant not be satisfied by this decision, an application may be made to amend or cancel this planning approval in accordance with regulation 17 and 17A of the Planning and Development (Development Assessment Panels) Regulations 2011. Please also be advised that there is a right of review by the State Administrative Tribunal in accordance with Part 14 of the Planning and Development Act 2005. Such an application must be made within 28 days of the determination, in accordance with the State Administrative Tribunal Act 2004. Should you have any queries with respect to the conditions of approval, please contact Ms Kelly Beauglehole on behalf of the Shire of Harvey on 97290341. Yours sincerely,
DAP Secretariat 19 March 2020
Encl. DAP Determination Notice Approved Plans
Cc: Ms Kelly Beauglehole Shire of Harvey
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Planning and Development Act 2005
Shire of Harvey Local Planning Scheme No.1
and the Greater Bunbury Region Scheme
Southern Joint Development Assessment Panel
Determination on Development Assessment Panel Application for Planning Approval
Property Location: Lot 51 (48) and 52 (50) Cathedral Avenue, Leschenault Application Details: Caravan Park Redevelopment In accordance with regulation 8 of the Planning and Development (Development Assessment Panels) Regulations 2011, the above application for planning approval was granted on 9 March 2020, subject to the following: PART A - SHIRE OF HARVEY LOCAL PLANNING SCHEME NO 1 Approve DAP application reference DAP/19/01715 and accompanying plans A01 (Amd G), A02 (Amd A) and A03 (Amd B) for the addition of 24 chalets and 6 camping sites and private sewer at the Leschenault Caravan Park, Lots 51 and 52 Cathedral Avenue, Leschenault in accordance with Clause 68 of Schedule 2 (Deemed Provisions) of the Planning and Development (Local Planning Schemes) Regulations 2015, and pursuant to the Shire of Harvey Local Planning Scheme No 1 subject to the following conditions: Conditions 1. The stamped plans, and accompanying documentation, together with any
requirements or amendments resulting from conditions attached to this approval, are the plans approved as part of this application and shall form part of the development approval issued.
2. Those portions of the site, including portion of the ‘camping area’ with a bushfire
hazard rating of BAL-40 or BAL-FZ in the Bushfire Management Plan do not form a part of this approval, as there is insufficient information provided to make an informed decision in relation to State Planning Policy 3.7 Planning in Bushfire Prone Areas.
3. Prior to development of the site a contaminated site investigation should be
completed, to the satisfaction of the Shire on advice of the Department of Water and Environmental Regulation, to address the potential contamination risks associated with the future land use following the removal of the sewerage pond and septic infrastructure.
4. Prior to a Building Permit being issued, amended plans shall be provided to the Shire for approval to amend the setbacks of the retaining wall to a minimum of 3m from the front boundary and 4m to the chalets to allow for a 1.2m high fence to be located on the top side of the retaining wall.
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5. Prior to a Building Permit being issued, the Proponent shall submit to the Shire a schedule of building finishes and colours and the approved chalets shall be finished and maintained thereafter in accordance with the approved schedule.
6. Prior to a Building Permit being issued, the Proponent shall prepare for approval
by the Shire, and thereafter be implemented, a Construction Management Plan that: a. Minimises the impact of the approved development on the amenity of the
locality due to the transportation of materials to and from the site; b. Ensures the use of buildings, works and materials on the site do not
generate unreasonable levels of noise, vibration, dust, drainage, wastewater, waste products or reflective light;
c. Details the management applicable to construction traffic movement, occupational health and safety, signage, dust management and environmental management in relation to the approved development;
d. Manages weed and pest nuisances on the site and in the locality; e. Incorporates any suggested management measures from accompanying
technical assessment reports. 7. Prior to a Building Permit being issued, a Traffic and Safety Management Plan
shall be prepared in accordance with Main Roads Western Australia’s Code of Practice for approval by the Shire, to address the private sewer main and traffic safety adjacent to the development, in consultation with MRWA where required, and thereafter be implemented.
8. Prior to a Building Permit being issued, an updated detailed Landscaping Plan shall be submitted and approved by the Shire that addresses the following; a. The location, species and size of existing vegetation to be removed and
planted; b. Mulching or similar treatments of garden beds including edges; c. Details of reticulation of landscaped areas including the source of the water
supply and proposed responsibility for maintenance; d. The surety to be provided to the Shire to ensure the landscaping reaches
maturity and that dead plants are suitably replaced; e. Treatment of paved areas (parking and pedestrian areas) f. Fence material, height and treatment; and g. Protection and enhancement of the visual amenity of the locality.
9. Prior to a Building Permit being issued, a Bank Guarantee or Bond of $5,000 shall
be submitted for the purpose of implementing the approved Landscaping Plan. The Bank Guarantee or Bond shall be held by the Shire for a minimum period of two (2) years from the completion of the works until the establishment and maintenance of vegetation screening is confirmed by the Shire as satisfactory.
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10. Prior to a Building Permit being issued, a Stormwater and Drainage Management Plan shall be prepared in accordance with the decision process for stormwater management in WA (DWER 2017) and the Stormwater Management Manual for Western Australia (DoW 2004-2007) and approved by the Shire, in consultation with DWER, and thereafter implemented. The plan shall determine the drainage infrastructure required to support the development and as a minimum it must address; a. How storm events and overland flow path for larger events are to be
managed; b. Potential effect of groundwater levels and quality; c. Protection of adjacent / nearby waterways and wetlands; d. Confirmation of water use requirements (including volume) and how the
water will be sourced to support the proposal (eg such as for cleaning purposes) and the method of disposal;
e. Minimisation of mosquito breeding sites; and f. Conclusions / Recommendations
11. Prior to a Building Permit being issued, the Proponent shall submit for approval by the Shire, in consultation with the Department of Fire and Emergency Services (DFES) an updated Bushfire Management Plan that adequately addresses the advice and concerns raised in the DFES letter received on 10 February 2020.
12. Prior to the occupation of any chalet, the caravan park shall be connected to the
Water Corporation operated scheme water and reticulated sewerage systems. 13. Prior to commencement of works, an Acid Sulphate Soils self-assessment form
and, if required as a result of the self-assessment, an Acid Sulphate Soils Report and Acid Sulphate Soils Management Plan shall be submitted and approved by the Shire, in consultation with the Department of Water and Environmental Regulation.
14. Prior to works commencing to decommission the existing onsite effluent disposal
system, including the effluent pond, a decommissioning plan shall be prepared and submitted for approval by the Shire
15. Prior to occupation of the development, the approved Landscaping Plan shall be
implemented and thereafter maintained to the satisfaction of the Shire. 16. Prior to occupation of the development, the Asset Protection Zone must be
established and the property thereafter maintained in accordance with an approved Bushfire Management Plan.
17. Prior to occupation of the development, the crossovers, emergency access way,
internal access ways, car parking and turning area(s) shall be designed and submitted for approval and subsequently constructed at the proponent’s cost in accordance with the development approval to the satisfaction of the Shire.
18. This property is situated on the Flood Plain and is susceptible to flooding.
Finished floor levels shall be in accordance with the Lower Collie River Flood Study (2017). The finished floor levels for the chalets of 2.4m AHD is valid for a period until 2070 at which time it will be reviewed.
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19. The existing Lots 51 and 52 shall be amalgamated prior to the connection of the private sewer main and reticulated water supply.
20. The Proponent must for the duration of the development implement all of the
recommendations contained in the approved Bushfire Management Plan to the satisfaction of the Shire.
21. The approved development must be constructed in accordance with Australian
Standard 3959 – Construction of Buildings in Bush Fire Prone Areas (or superseding standard) and the approved Bushfire Management Plan.
22. A Bushfire Emergency Evacuation Plan shall be prepared and submitted to be
read in conjunction with the Bushfire Management Plan for the proposed development in accordance with Australian Standard 3745-2010 - Planning for Emergencies in Facilities.
23. An application under the Land Administration Act 1997 shall be made to the
Minister for the granting of an easement under Section 144 to record and protect the proposed private sewer line within Cathedral Avenue and Old Coast Road.
24. Any proposed external lighting shall be designed in accordance with AS 428-
1997 Control of Obtrusive Effects of Outdoor Lighting, to prevent any adverse effect on adjoining land to the satisfaction of the Shire.
25. Car parking spaces and manoeuvring areas shall be designed and provided on-
site to allow vehicles to enter the street in forward gear. 26. The approved chalet units shall only be offered for use by visitors to the site on a
short term basis and no chalet shall be either semi-permanently or permanently occupied by an individual or family.
27. Prior to the issue of a Building Permit a Mosquito Management Plan shall be
developed and submitted to the Shire for approval on advice of the Department of Health.
Advice Notes 1. The development the subject of this approval is also regulated by the Building
Code of Australia and a separate Building Permit must be granted before the development commences.
2. This development is likely to require the removal of Native Vegetation that
provides suitable habitat for western ring tail possums (WRP). WRP are listed as critically endangered threatened fauna under the Biodiversity Conservation Act 2016 (BC Act) and the Commonwealth Environmental Protection and Biodiversity Conservation Act 1999. The proposed development may require clearing of potential threatened fauna habitat. Where clearing of vegetation is unavoidable, a Section 40 ministerial authorisation to take or disturb threatened fauna under the BC Act should be obtained. An authorised fauna spotter should be on-site to manage impacts to WRP when vegetation clearing occurs and a post clearing report provided to DBCA. Planting of Western Australian Peppermint Trees (Agonis flexuosa) to replace existing mature trees being removed will strengthen the corridor of native trees for habitat for WRP and subject to advice within the Bushfire Management Plan.
Page 5 of 6
3. It is the Proponent’s responsibility to ensure all required approvals are obtained prior to the works commencing, such as; a. de-watering or working near existing infrastructure may require separate
approvals from relevant private or government agencies. b. a crossover permit must be obtained from the Shire, with construction and
maintenance of the crossover to be in accordance with the crossover permit.
4. The Shire of Harvey advises that the development the subject of this development
approval must comply with the Environmental Protection Act 1986 and the Environmental Protection (Noise) Regulations 1997 in relation to noise emissions.
5. The Development Approval does not include approval of Advertising Devices.
Please lodge a separate Development Application for signage the assessment of Advertising Devices in accordance with the Shire’s Local Planning Policy: Advertising Signs.
6. The Private Sewer main shall be designed and approved for construction in
accordance with the Water Corporation’s Developers Manual – Engineering Guide to delivering reticulation works.
7. Refer to the Department of Health’s ‘Decommissioning disused wastewater
systems’ for assistance in preparing a Decommissioning Plan. 8. The Lower Collie River Flood Study (2017) shows that the proposed development
area is affected by flooding during major events with the 1% AEP flood level estimated to be 2.4m AHD (including a 0.9 metre allowance for mean sea level rise by 2110 and per the State Coastal Planning Policy SPP 2.6). The proposed floor level of 2.4 m AHD provides 1% AEP flood protection out to 2110, albeit with no freeboard by 2110. Some freeboard is recommended to provide additional protection against local variations in flood levels and the action of wind and waves on the water surface.
A freeboard of at least 0.5 metres is recommended and, should the proposed
development proceed with a floor level of 2.4m AHD, adequate freeboard is provided till 2070 and the proponent is recommended to install all electrical installations above 2.9 m AHD and suitably insulated.
9. The Council Policy 4.1.3 Bank Guarantees and Bonds shall be used to determine
the bond amount and terms required for the works on the site and public land with the application for the refund / release of the bond or bank guarantee to be made in writing.
PART B - GREATER BUNBURY REGION SCHEME Approve DAP application reference DAP/19/01715 and accompanying plans A01 (Amd G), A02 (Amd A) and A03 (Amd B) for the addition of 24 chalets and 3 camping sites at the Leschenault Caravan Park, Lots 51 and 52 Cathedral Avenue, Leschenault in accordance with clause 24(b) of the Greater Bunbury Region Scheme subject to the following conditions:
Page 6 of 6
1. Habitable buildings must be constructed in accordance with Australian Standard 3959 – Construction of Buildings in Bush Fire Prone Areas (or superseding standard) and an approved Bushfire Management Plan.
2. A Bushfire Emergency Evacuation Plan shall be prepared and submitted to be
read in conjunction with the Bushfire Management Plan for the proposed development in accordance with Australian Standard 3745-2010 - Planning for Emergencies in Facilities.
3. This property is situated on the Flood Plain and is susceptible to flooding.
Habitable finished floor levels shall be in accordance with the Lower Collie River Flood Study (2017). The finished floor levels for the chalets of 2.4m AHD is valid for a period until 2070 at which time it will be reviewed.
Where an approval has so lapsed, no development shall be carried out without further approval having first been sought and obtained, unless the applicant has applied and obtained Development Assessment Panel approval to extend the approval term under regulation 17(1)(a) of the Planning and Development (Development Assessment Panels) Regulations 2011.
76.39
177.34
29.74
4829.34
50
45.65
50
6.42
110.03
1.78
33.27
176.38
88°56'15"
99°54'10"
84°27'45"86°42'20"
1.6938ha
82°8'25"
77.66
90°4'27"270°
91°2'55"
37.6
ExistingBuilding
ExistingSheds
Gazebo
TBM
RL 1.47
TBMTack on Wall
RL 2.72
TBM
RL 4.11
RL 1.49
TBM
TBM
RL 1.32
TBM
RL 2.58
Fire HoseReel
Water Tank
Water Tank
Water Tank
Spring Head Nailput on line
Deck Spikein bitumen
Deck Spike& Plate
TBM
RL 1.18
61D 766235709
~ 39950
P 155875518
~ 39950
D 742355564
~ 39950
P 176315599
~ 39950
P 17631155
D 74235125
D 74235156
1
Deck Spike
Deck Spike
Deck Spike
Spring Head Nail
52
512891m²
Mark Found
Mark Found
86°42'20"
NORTH
²
Location PlanLots 51 & 52 Cathedral Avenue
Cathedral Avenue Road Reserve Alignment
6/02/2020
1:7000
Option 1 - Site Plan and SectionPlan A01 dated 23.04.20
76.39
177.34
29.74
4829.34
50
45.65
50
6.42
110.03
1.78
33.27
176.38
88°56'15"
99°54'10"
84°27'45"86°42'20"
1.6938ha
82°8'25"
77.66
90°4'27"270°
91°2'55"
37.6
ExistingBuilding
ExistingSheds
Gazebo
TBM
RL 1.47
TBMTack on Wall
RL 2.72
TBM
RL 4.11
RL 1.49
TBM
TBM
RL 1.32
TBM
RL 2.58
Fire HoseReel
Water Tank
Water Tank
Water Tank
Spring Head Nailput on line
Deck Spikein bitumen
Deck Spike& Plate
TBM
RL 1.18
61D 766235709
~ 39950
P 155875518
~ 39950
D 742355564
~ 39950
P 176315599
~ 39950
P 17631155
D 74235125
D 74235156
1
Deck Spike
Deck Spike
Deck Spike
Spring Head Nail
52
512891m²
Mark Found
Mark Found
86°42'20"
NORTH
Option 2 - Site Plan and Section Plan A01 dated 11.09.17
76.39
177.34
29.74
4829.34
50
45.65
50
6.42
110.03
1.78
33.27
176.38
88°56'15"
99°54'10"
84°27'45"86°42'20"
1.6938ha
82°8'25"
77.66
90°4'27"270°
91°2'55"
37.6
ExistingBuilding
ExistingSheds
Gazebo
TBM
RL 1.47
TBMTack on Wall
RL 2.72
TBM
RL 4.11
RL 1.49
TBM
TBM
RL 1.32
TBM
RL 2.58
Fire HoseReel
Water Tank
Water Tank
Water Tank
Spring Head Nailput on line
Deck Spikein bitumen
Deck Spike& Plate
TBM
RL 1.18
61D 766235709
~ 39950
P 155875518
~ 39950
D 742355564
~ 39950
P 176315599
~ 39950
P 17631155
D 74235125
D 74235156
1
Deck Spike
Deck Spike
Deck Spike
Spring Head Nail
52
512891m²
Mark Found
Mark Found
86°42'20"
NORTH
Our ref: 1411 30 April 2020 Mr Robert Fenn Presiding Member of JDAP Care of Adele McMahon | Committee Support Officer | Office of the Director General 140 William Street, Perth WA 6000 [email protected] Kelly Beauglehole Shire of Harvey [email protected] 102 Uduc Rd Harvey WA 6220. PO Box 500 Harvey WA 6220 Dear Sir/Madam MINOR MODIFICATIONS TO DEVELOPMENT APPROVAL APPLICATION P137/18 LOTS 51 & 52 CATHEDRAL AVENUE, LESCHENAULT We refer to the above decision handed down by the Southern JDAP dated 19the information and issues discussed request amendments to the development approvalPlanning Schemes) Regulations 2015, It is our opinion that the changes requestessentially respond to the issues raised within the relevant report and JDAP meeting. that the changes be considered under clause 77 and as per 77(3), Part 8 can be waivsubmission of an application form and Further information has also been sought from a consultant traffic engineer with respect to the clear zone required from the edge of a public road proposed retaining wall and therefore the chalets across the frontage of the lot. The information from the consulting engineer is attached and indicates that currently applicable, a 5 metre clear zone is required from the edge of the roadengineer however comments that the speeat Cathedral Avenue is in his opinion high considering the nature of the road, existing activity and the crossing of the road to the foreshorelimit should be reduced to at least 60km per hour or perhrequired from the edge of the road would be 3.5 metres under relevant Further detail and justification for the revised plans attached is embodied in the traffic engineers report and this provides foundation for this request. This information was not on hand at the JDAP meeting. We therefore provide the following request to the Shire/JDAP as a minor modification to the approval. The request is twofold. Firstly, we request the consideratio60km per hour in which case the setback to the retaining wall would would be a minimum of 1 metre from the front boundary of the property thus achieving a minimum ometres of a clearance from the road Secondly, if the Shire and JDAP are not of the view is provided to ensure that the retaining wall is setback 5 metres from the edge of bitumen. the wall again will waiver slightly but is setback
| Committee Support Officer | Office of the Director General 140 William Street, Perth WA 6000
102 Uduc Rd Harvey WA 6220. PO Box 500 Harvey WA 6220
MINOR MODIFICATIONS TO DEVELOPMENT APPROVAL – SOUTHERN JDAP – SHIRE OF HARVEY APPLICATION P137/18 LOTS 51 & 52 CATHEDRAL AVENUE, LESCHENAULT
We refer to the above decision handed down by the Southern JDAP dated 19th
March. We have considered the information and issues discussed at the JDAP meeting and the content of the deci
to the development approvals under Clause 77 of the Planning and D2015, Schedule 2, Part 9.
es requested do not substantially change the development approved essentially respond to the issues raised within the relevant report and JDAP meeting. It is therefore requested that the changes be considered under clause 77 and as per 77(3), Part 8 can be waiv
ission of an application form and advertising given the minor amendments proposed.
formation has also been sought from a consultant traffic engineer with respect to the clear zone required from the edge of a public road (pavement) to assist in determining the appropriate setback for
retaining wall and therefore the chalets across the frontage of the lot.
mation from the consulting engineer is attached and indicates that within a 70km per hour a 5 metre clear zone is required from the edge of the road pavement
r however comments that the speed limit of 70 km per hour that exists across the frontage of the park inion high considering the nature of the road, the use of the caravan park,
existing activity and the crossing of the road to the foreshore, current traffic speeds exhibitedat least 60km per hour or perhaps even less. At 60km per hour the clear zone
required from the edge of the road would be 3.5 metres under relevant guiding documentation.
Further detail and justification for the revised plans attached is embodied in the traffic engineers report and rovides foundation for this request. This information was not on hand at the JDAP meeting.
We therefore provide the following request to the Shire/JDAP as a minor modification to the approval. The . Firstly, we request the consideration of the Shire and JDAP to reduce the speed limit to
60km per hour in which case the setback to the retaining wall would vary as the road waivers slightly but metre from the front boundary of the property thus achieving a minimum o
metres of a clearance from the road pavement at all points.
Secondly, if the Shire and JDAP are not of the view or are reasonably able to vary the speed limit to ensure that the retaining wall is setback 5 metres from the edge of bitumen.
the wall again will waiver slightly but is setback a minimum of 2.5metres.
SHIRE OF HARVEY – DAP
March. We have considered and the content of the decision and respectfully
e 77 of the Planning and Development (Local
change the development approved and It is therefore requested
that the changes be considered under clause 77 and as per 77(3), Part 8 can be waived with respect to advertising given the minor amendments proposed.
formation has also been sought from a consultant traffic engineer with respect to the clear zone ist in determining the appropriate setback for the
70km per hour zone as is pavement. The traffic
across the frontage of the park the use of the caravan park, the
, current traffic speeds exhibited. He advises the 60km per hour the clear zone documentation.
Further detail and justification for the revised plans attached is embodied in the traffic engineers report and rovides foundation for this request. This information was not on hand at the JDAP meeting.
We therefore provide the following request to the Shire/JDAP as a minor modification to the approval. The n of the Shire and JDAP to reduce the speed limit to
vary as the road waivers slightly but metre from the front boundary of the property thus achieving a minimum of 3.5
to vary the speed limit a revised plan to ensure that the retaining wall is setback 5 metres from the edge of bitumen. This is such that
The draftsman has advised that the plans are based on a survey and therefore the setbacks depicted upon the plans to the retaining wall across the frontage can be relied upon and required to be verified at building licence stage. As stated the retaining wall varies in setback in the north and south where the road comes closer to the boundary slightly to achieve the clear zone as required at each speed limit. The chalet buildings are therefore setback further at the northern and southern ends. A further adjustment to the plan is to address the issue of camp sites being situated in the BAL-40/BAL-FZ in the rear of the site. To address this, the same driveway network is proposed however 6 camp sites are now located on the western side of the internal driveway thus not within the BAL-40/BAL-FZ. Further, the eastern side of the internal driveway in the camping area is set aside for boat and trailer parking to benefit overall the use of the park. This adjustment is indicated on both site plans presented dependent on the speed limit assessment. More specifically, the following requests are also made with respect to conditions having regard for the revised plans attached. The approval is requested to be amended to refer to the attached plans with the final site plan determined based on whether the speed limit can be reduced or not. Condition 1 Reference the new plans. Plans attached to the approval did not include the detailed engineering drawings for the sewerage pipeline. Great cost was expended in producing these diagrams and it is requested these be referenced and included in the approval/attached. Condition 2 A revised campground design has been submitted to ensure that all campsites are not within the BAL-40 / BAL-FZ area. As such condition 2 can be removed from the decision letter if the plan is accepted. Condition 3 This condition requires a contaminated site investigation prior to development of the site to address risk associated with future land use following removal of the pond and septic infrastructure. It is requested this condition be modified to state “prior to development of the site in the area of the septic pond and septic infrastructure” a contaminated site investigation should be completed. If this is amended, the development of the chalets can occur without the need for this investigation specifically. This is because the chalets are not located near the existing sewerage pond and related infrastructure. Contaminated site investigations can take some time and this would hold up the development of the chalets. Condition 4 This condition could be modified to reflect setbacks as indicated on the approved plan dependent on which speed limit is applied. Condition 8 This condition requires a detailed landscaping plan however we are advised by the fire consultant that DFES will need to be satisfied that the verge can be managed. It is requested the condition be modified to include a point (h) which includes “the management of the road verge as necessary in an Asset Protection Zone state to achieve a minimum of BAL-29 for the chalets”. Management of verges in landscaping plans is common practice.
Condition 17 It is requested this condition be modified to confirm that it is only related to the implementation of access, car parking and turning areas associated directly and immediate to where new development is proposed. This is to remove ambiguity that the condition may require upgrading of other existing internal driveway systems. Advice note (ii) The landscaping plan condition initially required the planting of Peppermint trees but this was removed. The advice note recommends the planting of Peppermint trees. It is requested the advice note be modified to remove this reference and confirm that the intent is not to incorporate Peppermint trees. Second part of the decision under Greater Bunbury Region Scheme It is noted that the heading of the approval with respect to the GBRS references only 3 camp sites whereas the Shire approval approves 6. It is requested that the GBRS decision be modified to list 6 camp sites particularly based on the revised plan attached avoiding camp sites within the BAL-40/BAL-FZ area. We respectfully request these minor modifications to the approval because they are minor adjustments to plans based on expert advice addressing the issue that was in question with respect to the required clear zone from the road during the JDAP consideration. Further, other adjustments are to respond to the BAL-40/BAL-FZ for camp sites and other points are simply for further clarification having regard for the adjustments to the plans that are proposed. Given the advice of Jonathan Riley (traffic engineer) consideration to reduction of the speed limit could be given by the Shire and JDAP and this could result in a reduced setback and it is for this reason both revised site plans are provided for consideration. We greatly appreciate your assistance and look forward to your consideration of these minor adjustments under Clause 77 of the Regulations. To discuss the above please do not hesitate to contact Marc Halsall of this office. Yours faithfully HALSALL & ASSOCIATES
Enc. -Revised site plan option 1 with minimum clear zone from the public road of 3.5 metres based on 60km per hour speed limit -Revised site plan option 2 with 5 metre clear zone from the road at current speed limit -Traffic engineer report by Jonathan Riley
HALSALL & ASSOCIATES LESCHENAULT CARAVAN PARK
CATHEDRAL AVENUE ASSESSMENT
Riley Consulting (WA) Pty Ltd: A.C.N: 606 466 853
Mobile 0413 607 779 PO BOX Z5578, Perth WA 6831
1051 V1 Cathedral Avenue Assessment 20-04-2020.docx
1. EXECUTIVE SUMMARY
1.1. This technical note has been prepared to review a proposed retaining wall to be
constructed on the Leschenault caravan park. The findings of this assessment
are provided below:
1.2. The existing road pavement is located approximately 2.5 metres from the
subject lot boundary, which is approximately half the width of a normal road
verge.
1.3. Information provided by Main Roads Western Australia indicates that a 70kph
speed limit applies to Cathedral Avenue and if a clear zone is introduced it
would need to be 5 metres. As a result the existing verge (road reservation)
would require widening by about 2.5 metres.
1.4. A reduction to the posted speed of Cathedral Avenue to 60kph would be more
appropriate for the tourism land uses fronting this scenic road. The lower
posted speed limit would require a clear zone of 3.5 metres and would reduce
the width of road reservation widening to approximately 1 metre.
1.5. Existing speed data indicates a median speed close to 60kpkh on Cathedral
Avenue. It is considered that local traffic can be expected to comply with a
reduced speed limit of 60kph.
1.6. The introduction of a lower speed limit may improve road safety for tourists and
children accessing the foreshore.
2. THE SITE AND SURROUNDING ROAD NETWORK
2.1. Leschenault Inlet caravan park is located on Cathedral Avenue, Leschenault. It
is located approximately 700 metres north of the Cathedral Avenue / Old Coast
Road intersection. Figure 1 shows the location of the subject land.
2.2. Cathedral Avenue provides a north-south connection between Old Coast Road
and Buffalo Road about 8km to the north. The road bounds Leschenault Inlet
and services several tourism accommodation sites. The road can therefore be
expected to accommodate local holidaymakers with children walking and
cycling between the inlet and their accommodation.
Cathedral Avenue Leschenault
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T rafficandT ransportationConsultants
Figure 1 Site Location (Site area indicative)
2.3. Cathedral Avenue is classified an access street in the MRWA Functional Road
Hierarchy and is constructed with a single pavement of approximately 7.2
metres. A verge of an average 2.5 metres exists between the road pavement
and the subject lot. Standard road design and construction would provide a
minimum 5.3 metre road verge to both sides of the pavement.
2.4. Traffic data available on the MRWA website indicates 1,173 vehicles per day
(vpd) north of Elinor Bell Road. It has a posted speed limit of 70kph. MRWA
speed data indicates a median traffic speed closer to 60kph, which is more
appropriate to the adjacent land uses.
2.5. Investigations on the Main Roads website finds no records of any crashes
occurring on Cathedral Avenue, except at Old Coast Road. At Old Coast Road
3 crashes are recorded all involving right turns.
3. THE PROPOSED DEVELOPMENT
3.1. It is proposed to develop the site to provide holiday chalets on top of a retaining
wall adjacent to Cathedral Avenue. All works proposed are within the subject
site lot.
4. ROAD SAFETY AND CLEAR ZONES
4.1. To provide greater road safety for the motorist a clear zone is normally
implemented to each side of every road. The purpose of the clear zone is to
provide motorists with clear space in the event that the vehicle leaves the
Cathedral Avenue Leschenault
Page 3 of 6
T rafficandT ransportationConsultants
carriageway. The clear area is to be kept free of non-frangible obstructions.
This includes lamp column (unless frangible), power poles and street streets
with trunks greater than 100mm.
4.2. Reference to the Main Roads website identifies clears zones to be used in
Western Australia. The information is attached at Appendix B. The data
indicates that in respect of the current traffic demand using Cathedral Avenue
and the posted speed of 70kph a clear zone of 5 metres should be provided.
4.3. In regard to the Leschenault caravan park, an average 2.5 metre road reserve
widening would be required to achieve the appropriate clear zone.
4.4. It must be borne in mind that the clear zone applies to both sides of the road
and therefore any trees within the clear zone with a trunk greater than 100mm
must be removed. This requirement applies to the whole length of Cathedral
Avenue.
Clear Zone Options
4.5. Reference to Appendix B indicates that if the speed of Cathedral Avenue was
reduced to 60kph, a clear zone of 3.5 metres would apply. A road reservation
widening of about 1.0 metre would then be required.
4.6. Reference to the speed data attached at Appendix A suggests that the median
speed is closer to 60kph and a reduction to the posted limit would be expected
to have compliance.
4.7. Further, it is considered that in a tourism precinct a lower speed limit is
appropriate and a safer outcome for pedestrians and cyclists. A 50kph limit on
Cathedral Avenue between Old Coast Road and Balmoral Boulevard would be
a very desirable outcome.
Site Location and Local Environment
4.8. Historically clear zones are rarely maintained on many local roads throughout
Western Australia. On primary and district level distributors catering for longer
distance drivers, the need for clear zones is obvious. However, in a local road
environment, the need for clear zones is reduced.
4.9. Cathedral Avenue is a local road providing access to local tourism
accommodation. Its alignment north of Old Coast Road is predominantly
straight and thus the likelihood of errant drivers leaving the road pavement is
reduced, when compared to typical winding rural roads.
4.10. It would normally be anticipated that a road with such a straight alignment
would have a median speed at or above the posted limit. However, it can be
Cathedral Avenue Leschenault
Page 4 of 6
T rafficandT ransportationConsultants
seen from the MRWA speed data that speeds are closer to 60kph, suggesting
that local drivers are cognisant of the tourism uses along this road.
Crash Impact of the Proposal
4.11. From a crash perspective, a wall running parallel to the road pavement would
be expected to result in a lower severity than a large tree. This is due to the tree
likely to be hit head on and the wall providing a side impact with continued
forward movement.
5. CONCLUSIONS
5.1. Based on current road conditions, if a clear zone is to be implemented, then a
width of 5 metres accords with the posted 70kph speed limit. As a result, the
road verge would need to be widened by approximately 2.5 metres along the
frontage of the subject land. Further, assessment of all trees within 5 metres of
the road pavement must be undertaken by the local government and any trees
that are not frangible must be removed.
5.2. If the current posted speed limit on Cathedral Road is reduced to 60kph
between Old Coast Road and Balmoral Boulevard, then a reduced clear zone
of 3.5 metres would apply. Again the application of the clear zone must be
applied to both sides of Cathedral Road. Under this scenario the road
reservation would need to be widened by about 1 metre.
Cathedral Avenue Leschenault
Page 5 of 6
T rafficandT ransportationConsultants
APPENDIX A TRAFFIC DATA
Cathedral Avenue Leschenault
Page 6 of 6
T rafficandT ransportationConsultants
APPENDIX B MRWA CLEAR ZONES
Photograph 1 Description: View from Cathedral Avenue approximately 50m North of the site.
Photograph 2 Description: View from Cathedral Avenue approximately 100m south of the site.
Photograph 3 Description: View from northern property boundary showing the proposed development area of the chalets.
Photograph 4
Description: Aerial perspective view from adjoining Shire reserve to the east - top of PAW.
Photograph 5 Description: View from the South after 1:10 Storm Event May 2020.
Photograph 6 Description: View from the South after 1:10 Storm Event May 2020.