11.2 sustainable development attachments...local planning scheme 1 that is not identified on figure...

SHIRE OF AUGUSTA MARGARET RIVER ORDINARY COUNCIL MEETING 9 MAY 2018

11.2 Sustainable Development Attachments ITEM NO SUBJECT PAGE 11.2.1 AMENDMENT NO.56 AND RELATED STRUCTURE PLAN – ASHTON STREET,

MARGARET RIVER – FOR FINAL DETERMINATION 1 11.2.2 REVIEW OF LOCAL PLANNING POLICY 7 – HOLIDAY HOMES –

FOR CONSENT TO ADVERTISE 5 11.2.3 REVOCATION OF LOCAL PLANNING POLICY NO.14 8


11.2 Sustainable Development 11.2.1 AMENDMENT NO.56 AND RELATED STRUCTURE PLAN

– ASHTON STREET, MARGARET RIVER – FOR FINAL DETERMINATION

Attachment 1 – Proposed Amending Map Attachment 2 – Proposed Structure Plan Attachment 3 – Schedule of Modifications

1

AS

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LEGEND

SCHEME AMENDMENT MAP

PROPOSED ZONING

EXISTING ZONING

0

N

LOCAL SCHEME ZONES

RESIDENTIAL DESIGN CODE BOUNDARY

LOCAL SCHEME RESERVES

LOCAL RESERVES

LOCAL ROADS

PARKS AND RECREATION

RESIDENTIAL

100 200m

AMENDMENT No. 56

LOCAL PLANNING SCHEME No.1

SHIRE OF AUGUSTA MARGARET RIVER

STATE FOREST

WATERWAYS

RURAL RESIDENTIAL

R5

DEVELOPMENT CONTRIBUTION AREA

OTHER CATEGORIES

MARCH 2017

R5

R5

R5

R5

STRUCTURE PLAN AREAS

SPA 14

DCA2d

DCA2d

SPA 14

2

CT

CARIG

NA

NE

75.1

34.1

75.6

25.3

8.8

31.3

70

43.2

74.8

33.4

3.3

3.3 16.7

24.2

57.8

6.5

30.3

4.7

51.4

65.5

7.8

12.9

10.6

10.3

7.9

27.4

84.1

71

70.7

4.4

28.127.9

8.5

17.9

4 14

73.1

36.1

26.1

73.7

38.8

66.9

35.1

67.3

32.5

30.9

32.1

7.3

67.6

55.5

34.3

58

4.48.5

17.4

5.9

8.5

53.9

166.5

150.9

138.3

152.4

73.5

39.1

60.0

171.6

28.0

88.6

84.7

86.4

64

67

23.8 32.7

88.2

34.6

9.8

9.2

51.3

50.6

8.5

41.8

12.9

10.2 11.0

6.8

7.9

55.4 5

2.1

30.2

48.3

8.5 28.0

38.7

59.9

59.3

7.7

25.8

26.8

57.9

41.1

56.7

4

15.9

46.4

15.1

12.1

11.8

4.3

6.3

8.3

2.7

4.74.78.4

29.2

33.5

188.5

44.4

110.6

67.1

57.4

58.8

153.6

150.9

47.9

46.5

89

32.3

20.1

67.9

37.4

66.9

31.4

66.9

31.7

66.9

30.4

66.9

47.0

60.27.1

5.4

11.7

12.6

36.3

75.1

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75.7

69.7

67.7

29.9

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3m EASEMENT

3m EASEMENT

3m E

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33

98.3

28.2

65.8

32.2

73.8

30.2

81.3

28.4

88.3

98

102.9

48.9

42.0

48.9

96.1

48.9

33

48.9

102.3 60.9

59.8

26.4

244.6

33

70

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90

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59.7 4.3

27.4

12.94.2 7.8

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7.8

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62.2

56.3

32.3

8.332.5 8.5

40

12

23

7.1

7.2

20

66.4

66.2

30

30.1

17.4

42.4

84.2

54.8

32.4

66.7

30.9

69.1

34.1

71.6

37.6

75.3

20.9

73.1

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20.9

74.9

20.1

82.4

21.0

48.7

83.2

58.5

7.3

82.6

14.0

57.1

22.3

17.5

34.2

1.9

47.2

70.8

25.88.9

84.5

31.1

25.1

64.1

66.5

34.5

64.3

22.1

25.6

17.6

42.0

21.6

42.0

78.5

32.0

77.3

9.3

10.0

14.7

69.7 98.8

82.5

30.0

82.8

35.0

81.0

30.0

46.4

45.3

45.0

45.7

4.05.0 83.3

4.0

46.0

55.0

98.8

117.0

121.8

44.5

72.2

57.0

141.0

83.0

3.8

37.0

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MARG

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Dwelling

Existing

Dwelling

Existing

Shed

Dwelling

Existing

Shed

Existing

Dwelling

Existing

& Shed

Dwelling

Existing

Dwelling

Existing

Shed

Existing

Tanks

Water

Shed

Existing

Dwelling

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A

1.73ha

2288m²

2092m²

1.52ha

1.51ha

9868m²

9662m²

1.05ha

2269m²

2227m²1.61ha

2323m²

3352m²

2489m²1.07ha

9209m²

1.10ha1.26ha

3341m²

2211m²

2464m²

2390m²

5767m²

3427m²

2147m²

2114m²2059m²

2033m²

2035m²

2032m²

2029m²

2582m²

2458m²

2566m²

2347m²

2413m²

2178m²

2127m²

2079m²

2364m²

2211m²

2213m²

2212m²

2213m²

2181m²

2182m²

2238m²3521m²

2101m²

4377m²

2095m²

2099m²

2116m²

2033m²

2159m²

2288m²

2139m²

2179m²

2870m²

2456m²

3035m²

4016m²

2347m²

2056m²

2271m²

2057m²

2099m²

2119m²

2049m²

2517m²

2168m²

2011m²

2368m²

2250m²

2385m²

2180m²

2099m²

2661m²P.O.S.

P.O.S.

6840m²

2064m²

2081m²

2181m²

2002m²

2014m²

2012m²

2013m²

2001m²

2419m²

2276m²

2257m²

2258m²

2493m²

2476m²

2293m²

2680m²

2622m²

2112m²2360m²

1.00ha

1.00ha

2894m²

2240m²

Scale:

Date:

Revision No:

Title:

A

1:4,000@A3

subject to final survey.All areas and dimensions shown on this drawing are

this drawing.person acting on any visual impression gained from for any loss or damage which may be sustained by any Liability is expressly disclaimed by Halsall & Associates

The right is reserved to change the plan at any time.disclaim any responsiblity for any errors or omissions. associated with the proposed property development this document by Halsall & Associates, all parties Although care has been taken on the compilation of

part thereof) of any kind whatsoever.constitute an invitation, agreement or contract (or any meeting client specifications. The drawing does not This concept has been prepared for the purpose of

N

400

metres

land development & visuals0408 820 001

[email protected]

LEGEND

80

APRIL 2017

PLANTING AREASPROPOSED TREE

SUBJECT LAND

Shire President

Chief Executive Officer

Date

Augusta-Margaret River at its meeting onAdopted by resolution of the Shire of

to facilitate one additional residential lot. Reduce the amount of Public Open Space by 2240m²

Lot 13

aspects of the Structure Plan remain unchanged:proposed to the endorsed Structure Plan. All other The following amendments as shown in red are

Proposed Structure Plan Amendments (April 2017)

STRUCTURE PLAN NOTES

120 160LOT 13 ASHTON STREET, MARGARET RIVER

PROPOSED STRUCTURE PLAN AMENDMENTS (APRIL 2017)

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SCHEDULE OF MODIFICATIONS

AMENDMENT NO. 56 TO LPS 1 AND RELATED STRUCTURE PLAN LOT 13 ASHTON STREET, MARGARET RIVER

No. Modification Reason 1. Modify Structure Plan and Structure Plan

document to refer to the proposal as Structure Plan – Modification No. 2.

So that modifications to the original structure plan can be easily tracked over time.

2. Modify the Structure Plan so that it is consistent with Structure Plan - Modification No. 1.

As above.

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11.2 Sustainable Development 11.2.2 REVIEW OF LOCAL PLANNING POLICY 7 – HOLIDAY

HOMES – FOR CONSENT TO ADVERTISE

Attachment 1 – Location of Approved Short Stay Developments Attachment 2 – Revised Policy Map

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11.2 Sustainable Development 11.2.3 REVOCATION OF LOCAL PLANNING POLICY NO.14

Attachment 1 – Local Planning Policy No.14

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POLICY LPP14 – Structure Plan Area 6

Infrastructure Contributions

This Policy was adopted by Council to set governing principles in place that align the strategic direction of the organisation with community values and aspirations. Purpose: The purpose of this policy is:

To improve roads and paths uniting Structure Plan Area 6 with existing infrastructure, to an adequate standard to cope with the increasing population resulting from subdivision development in the area. To set the parameters for developers for the allocation, implementation, funding and timing for provision and upgrade of shared infrastructure including roads and paths.

Policy Statement: Definitions

‘developer’ - the person / body undertaking the subdivisional development at areas A, B and C as shown on Figure 1. ‘development area’ - the subdivisional development areas notated as either A, B or C on Figure 1.

‘developer contribution apportionment’ - the developer’s obligation under this policy and is determined as a percentage of the overall number of lots. The developer contribution apportionment is used to calculate the developer contribution value. ‘developer contribution value’ - the developer’s obligation expressed in dollars.

‘LIA’ - Light Industrial Area. ‘new developer’ this being a person / body undertaking subdivisional development within Structure Plan Area 6 of Local Planning Scheme 1 that is not identified on Figure 1 and is deemed to generate additional traffic and pedestrian movements and therefore becomes a party to this Policy.

Outline Development Plan’ - also referred to as a Structure Plan. This plan provides the broad layout of the development area that is, or is to be, endorsed by the Western Australian Planning Commission and forms the basis of more detailed subdivision planning at the subdivision application stage. The plan includes an indicative road and lot layout and public open space and drainage reserves areas and the maximum number of lots permitted to be developed.

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‘shared Infrastructure’ – roads and paths located outside individual subdivisions that will be constructed or upgraded to cater for the additional traffic and pedestrian movements generated by subdivisional development within structural Plan Area 6. ‘Shire’ - the Shire of Augusta Margaret River. ‘subdivision approval conditions’ these are detailed conditions imposed by the Western Australian Planning Commission at the subdivision application and approval stage. The Shire will seek to impose a condition requiring the implementation of this Shire Policy as a subdivision approval condition.

Policy Subdivision of three development areas marked A, B and C on Figure 1 will result in the creation of additional lots. Development of these lots will generate significant demands on the existing road and path network. Therefore the upgrading and/or construction of roads and paths has been identified as a requirement of the developers.

The Policy is to be used to determine the amount each developer must contribute to satisfy subdivision approval conditions related to the upgrading and construction of shared infrastructure. This will ensure that adequate road and pedestrian access systems are provided in a timely manner to service additional traffic and pedestrian movements within the area.

Infrastructure projects identified in this policy are limited to infrastructure that will have shared use from various development areas. Infrastructure that will be used specifically by one development area and / or wholly contained within the boundaries of a subdivision will also be required as a condition of individual subdivisions.

The infrastructure projects required for implementation have been prioritised having regard for the specific demands generated by residential development. Developers are encouraged to implement these projects, at their cost and to the satisfaction of the Shire.

Infrastructure Projects and Values A project estimate was prepared during the formulation of the Policy based on industry rates at that time (November 2008) and confirmed in June 2010. Estimated project costs are shown in Table 1. The location and scope of the projects are detailed on the respective Figures. An allowance has also been included for scheme administration by the Shire, or by developers on behalf of the Shire

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Table 1 Project Project

Values ($) Priority Reference

Hillview Road upgrade 110,308 2 Figure 2 Ellis Street upgrade 156,086 3 Figure 2 Hillview Road & Ellis Street path

121,000 1 Figure 3

Hart Road South upgrade 198,605 5 Figure 4 Hart Road North & Luke Road upgrade

203,918 6 Figure 4

Hart Road path 102,850 4 Figure 5 Bussell Highway link road 500,158 7 Figure 6 Bussell Highway link road path

73,150 8 Figure 5

Scheme administration 10,000 9 N/A Total 1,476,075

Including GST

Developer Contribution Apportionment Apportionment of the requirements of the Policy between developers has been undertaken on a per lot basis. The number of lots in each development area has been determined from the WAPC endorsed Outline Development Plans. To reflect final outcomes, the number of lots may be amended from time to time, based on subdivision plans that are approved by the WAPC for each development area.

As the owners of existing lots in the light industrial area will be a beneficiary of all of the projects in this Policy, the Shire will contribute based on the number of existing lots in the LIA.

The cost apportionment between developers and the Shire is shown in Table 2. Table 2 Developer No of Lots Contribution

Apportion-ment (%)

Contribution Value ($)

Area A 975 66.8 986,411 Area B 182 12.5 184,130 Area C 260 17.8 263,043

Shire (LIA) 42 2.9 42,492 Total 1459 100.0 1,476,075

For the purpose of this Policy, the project values are deemed to be proportionally consistent to each other over time. Therefore, cost escalation due to inflation need not be considered in the overall apportionment of costs if the developers carry out the works. However, escalation due to inflation will need to be considered when payment is made in lieu of works. Timeframe for Construction of Works Contributions shall be paid at the rate of $1,500 per lot plus adjustments for inflation. This will ensure that all of the infrastructure projects are delivered by the time two thirds of the lots within Structure Plan Area 6 have been created.

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Contributions for the three development areas shall be capped at the levels indicated in Table 2. Per lot contributions shall be adjusted annually as described below. The required timing for provision of individual projects is dependent on the timing of release of lots within the three individual development areas and/or combinations of these areas. The maximum combined number of lots that can be released prior to provision of the required projects is shown in Table 3 and is based on contributions of $1,500 per lot: Table 3

Project Priority Cost ($) Cumulative Cost ($)

Cumulative No. of Lots

Hillview Road/Ellis Street path 1 121,000 121,000 81 Hillview Road upgrade 2 110,308 231,308 154 Ellis Road upgrade 3 156,086 387,394 258 Hart Road path 4 102,850 490,244 327 Hart Road South upgrade 5 198,605 688,849 459 Hart Road North & Luke Road upgrade

6 203,918 892,767 595

Bussell Highway link road 7 500,158 1,392,925 929 Bussell Highway link road path 8 73,150 1,466,075 977 Scheme administration 9 10,000 1,476,075 984

Works shall be constructed in accordance with the priorities in Table 1. However, as development may proceed at different times within the three development areas, the identified project priorities in this Policy may need to be amended by, or with the approval of the Shire. Payment of Funds in lieu of Works The figures provided in Tables 1, 2 and 3 are for the purpose of apportioning costs. It is preferable that developers construct all of the projects. If a developer elects to make cash contributions in lieu of the construction of projects, a 15% loading shall be applied to cover the cost of administration and project management. The Shire may elect to pre-fund the construction of individual projects and recover the costs through subsequent contributions from developers. Final Determination of Financial Contribution Values A design and cost estimate shall be prepared for the Bussell Highway Link Road and Path (final project) either after completion of all other projects or completion of the final stage on an individual developer’s subdivision. The final contribution values for each developer and the Shire shall then be determined by updating Tables 1, 2 and 3 or as revised under the New Developments scenario described below. The cost of the design and cost estimate, and any other costs associated with route definition planning and environmental investigations, shall be considered part of any financial contribution towards the project. As contributions will not be received simultaneously from the developers, adjustments for inflation shall be made using the Australian Bureau of Statistics, Inflation – Producer Price

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Indexes (6427), which can be accessed at: http://www.abs.gov.au/AUSSTATS Reference to Output of General Construction Industry (Table 16), Road and Bridge Construction (4121) – Western Australia. Adjustments shall be applied to the cost estimate as determined above, on 30 June annually. New Developments (Subdivisions) Should a new development (subdivision) be approved during the construction phase of development areas A, B or C that generates shared traffic and pedestrian movements with those developments, then the contribution payable by that new developer shall be determined by incorporating the approved number of lots of that new development into Table 2 of the Policy and the contribution values and contribution apportionments re-calculated accordingly. The contribution from the new developer may comprise:

A financial contribution towards yet to be completed projects thereby reducing the financial contributions from Area’s A, B, C and the Shire; or

A part refund to Developers A, B, C or the Shire; or Should additional shared infrastructure be identified

by the Shire that provides benefits to all development areas, then the new developer may provide such works to the contribution value determined.

The form and value of the contribution shall be determined by the Shire.

Development Completion No rights to reimbursement exist under this Policy for an individual developer once subdivision of the respective development area is completed.

Terminology: Keywords Subdivision; developer; contributions; Augusta; Westbay Related Policies Related Procedures Related Documents Legislation Strategic Goal Responsible Directorate

Chief Executive Officer to Director Planning & Development Services and Director Infrastructure Services

Adopted by Council Date 8 April 2009 Last reviewed Date 8 December 2010 Authorised by the Shire President

s h i r e o f a u g u s t a - m a r g a r e t r i v e r

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