agenda - no 72 - city of gosnells.pdf
TRANSCRIPT
Metro East Joint Development Assessment Panel Agenda
Meeting Date and Time: Wednesday, 13 January 2016; 4:00pm Meeting Number: MEJDAP/72 Meeting Venue: Department of Planning 140 William Street Perth Attendance
DAP Members Mr Eugene Koltasz (Presiding Member) Ms Sheryl Chaffer (Deputy Presiding Member) Mr Peter Addison (Specialist Member) Cr Ron Mitchell (Local Government Member, City of Gosnells) Cr Julie Brown (Local Government Member, City of Gosnells) Officers in attendance Ms Lidija Langford (City of Gosnells) Department of Planning Minute Secretary Ms Natalie Garland Applicant and Submitters Mr Chris O’Neill (Chris O’Neill & Associates) Members of the Public Nil 1. Declaration of Opening
The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.
2. Apologies
Nil
3. Members on Leave of Absence
Nil
4. Noting of Minutes
Note the Minutes of the Metro East JDAP meeting No.71 held on the 15 December 2015.
Version: 1 Page 1
5. Declarations of Due Consideration
Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.
6. Disclosure of Interests
Nil
7. Deputations and Presentations
7.1 Mr Chris O’Neill (Chris O’Neill & Associates) will address the DAP for the
application at Item 8.1. Mr O’Neill will discuss his objection to Condition 2 of the Responsible Authority Report.
8. Form 1 - Responsible Authority Reports – DAP Application
8.1 Property Location: 280 (Lot 123) Shreeve Road, Canning Vale Application Details: Additional Facilities to Existing Place of
Worship Applicant: Chris O'Neill & Associates Owner: Sikh Association of WA Responsible authority: City of Gosnells DoP File No: DAP/15/00911
9. Form 2 – Responsible Authority Reports - Amending or cancelling DAP
development approval
Nil 10. Appeals to the State Administrative Tribunal
Nil The following State Administrative Tribunal Application has been received:
• City of Swan – Proposed 145 Grouped Dwellings - Lot 241 (2) Wangella
Place, Koongamia As invited by the State Administrative Tribunal under Section 31 of the State Administrative Tribunal Act 2004, the Metro East JDAP reconsidered Lot 467 (110) Terrace Road, Guildford on the 15 December 2015.
11. General Business / Meeting Closure
Version: 1 Page 2
MEJDAP/71 15 December 2015
Minutes of the Metro East Joint Development Assessment Panel
Meeting Date and Time: 15 December 2015; 12:00pm Meeting Number: MEJDAP/71 Meeting Venue: Department of Planning 140 William Street Perth Attendance
DAP Members Mr Eugene Koltasz (Presiding Member) Mr Clayton Higham (A/Deputy Presiding Member) Mr Peter Addison (Specialist Member) Cr Ron Mitchell (Local Government Member, City of Gosnells) Cr Julie Brown (Local Government Member, City of Gosnells) Cr Daniel Parasiliti (Local Government Member, City of Swan) Cr Darryl Trease (Local Government Member, City of Swan) Officers in attendance Mr Luke Gibson (City of Gosnells) Mr Phil Russell (City of Swan) Mr Mario Carbone (Department of Planning) Department of Planning Minute Secretary Ms Natalie Garland Applicants and Submitters Mr Adrian Fratelle (Fratelle Group) Mr Rob Sklarski (RPS) Mr Nathan Carrall (Thomas Building) Mr John Squire (Guildford Association) Mr Peter Stephenson (Guildford Association) Mr Tom Letherbarrow (Hillam Architects) Mr David Hillam (Hillam Architects) Mr Tim Willing (Willing Property) Mr Ben Doyle (Planning Solutions) Members of the Public There were 4 members of the public present at the meeting. 1. Declaration of Opening
The Presiding Member, Mr Eugene Koltasz, declared the meeting open at 12:09pm on 15 December 2015 and acknowledged the past and present traditional owners and custodians of the land on which the meeting was being held.
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 1
MEJDAP/71 15 December 2015
The Presiding Member announced the meeting would be run in accordance with the Development Assessment Panel Standing Orders 2012 under the Planning and Development (Development Assessment Panels) Regulations 2011.
The Presiding Member advised that the meeting is being audio recorded in accordance with Section 5.16 of the Standing Orders 2012; No Recording of Meeting, which states: 'A person must not use any electronic, visual or audio recording device or instrument to record the proceedings of the DAP meeting unless the Presiding Member has given permission to do so.' The Presiding Member granted permission for the minute taker to record proceedings for the purpose of the minutes only.
2. Apologies
Ms Sheryl Chaffer (Deputy Presiding Member)
3. Members on Leave of absence
Nil
4. Noting of minutes
Minutes of the Metro East meeting No. 69 held on 27 November 2015 and meeting No. 70 held on 3 December 2015 were noted by the DAP members.
5. Declaration of Due Consideration
All members declared that they had duly considered the documents.
6. Disclosure of interests
Nil 7. Deputations and presentations
7.1 Mr Adrian Fratelle (Fratelle Group) and Mr Rob Sklarski (RPS)
addressed the DAP for the application at Item 8.1. Mr Fratelle and Mr Sklarski answered questions from the panel.
7.2 Mr Nathan Carrall (Thomas Building) addressed the DAP for the
application at Item 8.1. Mr Carrall answered questions from the panel.
The presentations at Item 7.1 and 7.2 were heard prior to the application at Item 8.1.
7.3 Mr John Squire (Guildford Association) address the DAP against the application at Item 10.1a and 10.1b. Mr Squire answered questions from the panel.
7.4 Mr Peter Stephenson (Guildford Association) addressed the DAP
against the application at Item 10.1a and 10.1b. Mr Stephenson answered questions from the panel.
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MEJDAP/71 15 December 2015
7.5 Mr David Hillam (Hillam Architects) and Mr Ben Doyle (Planning
Solutions) addressed the DAP for the application at Item 10.1a and 10.1b. Mr Hillam, Mr Doyle and Mr Tim Willing (Willing Property) answered questions from the panel.
The presentations at Item 7.3, 7.4 and 7.5 were heard prior to the application at Item 10.1a and 10.1.b.
8. Form 1 - Responsible Authority Reports – DAP Application
8.1 Property Location: Lot 708 (30) [Formerly Lot 9002] Keehner
Entrance, Martin Application Details: 21 Grouped Dwellings Applicant: Thomas Building Owner: Fairwater Pty Ltd Responsible authority: City of Gosnells DoP File No: DAP/15/00912
REPORT RECOMMENDATION / PRIMARY MOTION Moved by: Cr Julie Brown Seconded by: Cr Ron Mitchell That the Metro East Joint Development Assessment Panel (JDAP) resolves to: Refuse determination of DAP Application reference DAP/15/00912 and accompanying plans as provided within Attachment 5 of the Responsible Authority Report, in accordance with the provisions of the City of Gosnells Town Planning Scheme No. 6, for the following reasons: 1. The proposal is deemed unacceptable by virtue of Column C of the City's
Local Planning Policy 1.1.1 - Residential Development, in relation to the following aspects:
• 5.1.2 Street setback C2.1(iv)
• 5.1.3 Lot boundary setback C3.1 (for Units 19 and 21) and C3.2 (for Units 8, 19 and 21)
• 5.1.4 Open Space C4
• 5.3.3 Parking C3.1
• 5.3.5 Vehicular access C5.2-C5.4
• 5.3.6 Pedestrian access C6.1
or the relevant applicable Local Planning Policy 1.1.1 – Residential Development criteria, which results in a development of a bulk and scale that will have an unreasonable detrimental impact on the amenity of the surrounding locality and the future occupants of the dwellings.
2. The proposal does not comply with Clause 4.2.1 of Local Planning Policy 4.10 – Subdivision and Development Abutting Public Spaces in relation to the major openings proposed as part of Units 16 and 21.
3. The vehicle access to the site is considered likely to provide an unacceptable level of inconvenience in terms of access to and egress from the site.
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 3
MEJDAP/71 15 December 2015
4. The proposal is inconsistent with the approved Urban Water Management
Plan that applies to the site and the proposed water management solution is considered inappropriate.
5. The proposal does not provide for appropriate waste collection from the site.
6. The application is deficient as it does not include relevant information pertaining to the Bushfire Attack Level applicable to the site.
The Report Recommendation/Primary Motion was put and LOST (2/3). For: Cr Julie Brown Cr Ron Mitchell Against: Mr Eugene Koltasz Mr Clayton Higham Mr Peter Addison PROCEDURAL MOTION Moved by: Mr Clayton Higham Seconded by: Mr Peter Addison The Metro East Joint Development Assessment Panel resolves to defer DAP Application reference DAP/15/00912 for a period of 8 weeks (9 February 2016) to allow the applicant time to address the reasons for refusal in the Responsible Authority Report. Reason: The deferral will allow the applicants the opportunity to address the numerous issues raised in relation to the development. The Procedural Motion was put and CARRIED (4/1). For: Mr Eugene Koltasz Mr Clayton Higham Mr Peter Addison Cr Ron Mitchell Against: Cr Julie Brown
9. Form 2 – Responsible Authority Reports - Amending or cancelling DAP development approval
Nil
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 4
MEJDAP/71 15 December 2015
10. Appeals to the State Administrative Tribunal
10.1a Property Location: Lot 467 (110) Terrace Road, Guildford Application Details: Mixed Use Development Applicant: 68 OPR WA Pty Ltd Owner: Terrace Road Pty Ltd Responsible authority: City of Swan
DoP File No: DAP/15/00811
ALTERNATE RECOMMENDATION / PRIMARY MOTION Moved by: Cr Daniel Parasiliti Seconded by: Cr Darryl Trease That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:
1. The size and scale of the proposed development is considered to be contrary to the size and scale of residential development in Guildford, contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality.
2. The development of 25 residential units within the 25-30 ANEF contour for Perth Airport will increase the number of people exposed to the impact of aircraft noise and so conflicts with the objectives of State Planning Policy 5.1 Land Use Planning in the Vicinity of Perth Airport.
AMENDING MOTION Moved by: Mr Eugene Koltasz Seconded by: Mr Clayton Higham To remove the second reason for refusal. REASON: The reason is no longer applicable as it is being addressed by the Applicant. The Amending Motion was put and CARRIED UNANIMOUSLY. PRIMARY MOTION (AS AMENDED) That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 5
MEJDAP/71 15 December 2015
Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:
1. The size and scale of the proposed development is considered to be contrary to the size and scale of residential development in Guildford, contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality.
REASON: The majority of DAP Members believed the size and scale of the proposed development is considered to be contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality. The Primary Motion (as amended) was put and CARRIED (3/2). For: Cr Daniel Parasiliti Cr Darryl Trease Mr Peter Addison Against: Mr Eugene Koltasz Mr Clayton Higham
10.1b Property Location: Lot 467 (110) Terrace Road, Guildford Application Details: Mixed Use Development Applicant: 68 OPR WA Pty Ltd Owner: Terrace Road Pty Ltd Responsible authority: WAPC DoP File No: DAP/15/00811
ALTERNATE RECOMMENDATION / PRIMARY MOTION Moved by: Cr Daniel Parasiliti Seconded by: Cr Darryl Trease That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/0081 and amended accompanying plans A201B, A202B, A203B, A204B, A205B, A301D and A302C in accordance with clause 30(1) of the Metropolitan Region Scheme, for the following reasons:
1. The size and scale of the proposed development is considered to be contrary to the size and scale of residential development in Guildford, contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality.
2. The development of 25 residential units within the 25-30 ANEF contour for Perth Airport will increase the number of people exposed to the impact of aircraft noise and so conflicts with the objectives of State Planning Policy 5.1 Land Use Planning in the Vicinity of Perth Airport.
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 6
MEJDAP/71 15 December 2015
AMENDING MOTION Moved by: Mr Eugene Koltasz Seconded by: Mr Clayton Higham To remove the second reason for refusal. REASON: The reason is no longer applicable as it is being addressed by the Applicant. The Amending Motion was put and CARRIED UNANIMOUSLY. PRIMARY MOTION (AS AMENDED) That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:
1. The size and scale of the proposed development is considered to be contrary to the size and scale of residential development in Guildford, contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality.
REASON: To be consistent with the determination of Item 10.1a. The Primary Motion (as amended) was put and CARRIED (3/2). For: Cr Daniel Parasiliti Cr Darryl Trease Mr Peter Addison Against: Mr Eugene Koltasz Mr Clayton Higham 11. General Business / Meeting Close
There being no further business, the Presiding Member declared the meeting closed at 1:47pm.
Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 7
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Form 1 - Responsible Authority Report (Regulation 12)
Property Location: 280 (Lot 123) Shreeve Road, Canning Vale
Application Details: Additional Facilities to Existing Place of Worship
DAP Name: Metro East Joint Development Assessment Panel
Applicant: Chris O'Neill & Associates
Owner: Sikh Association of WA
LG Reference: DA15/00377
Responsible Authority: City of Gosnells
Authorising Officer: Luke Gibson (Manager Planning Implementation)
Department of Planning File No: DAP/15/00911
Report Date: 4 January 2016
Application Receipt Date: 9 October 2015
Application Process Days: 87 Days
Attachment(s): 1. Location Plan 2. Canning Vale Outline Development
Plan 3. Development Plans 4. Schedule of Submissions 5. Consultation Plan 6. ILUC Submission 7. Proposed Amendment to Canning
Vale Outline Development Plan - Place of Worship Precinct
8. Estimated Occupancy and Parking Demand Schedule
Officer Recommendation: That the Metro East Joint Development Assessment Panel (JDAP) resolves to: Approve DAP Application reference DAP/15/00911 and accompanying plans dated 31 July 2015 in accordance with Clause 11.3 of the City of Gosnells Town Planning Scheme No. 6 and Clause 68(2) of the Planning and Development (Local Planning Schemes) Regulations 2015 - Schedule 2 - Deemed Provisions, subject to the following conditions as follows: Conditions: 1. This decision constitutes planning approval only and is valid for a period of 2
years from the date of approval. If the subject development is not substantially commenced within the 2 year period, the approval shall lapse and be of no further effect.
2. The landowner/applicant shall contribute towards development infrastructure and public open space, pursuant to Town Planning Scheme No. 6 and the adopted Canning Vale Development Contribution Plan.
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3. The applicant shall submit a drainage design, prescribing a functional drainage system, including detailed engineering drawings, and necessary technical information to demonstrate functionality of the design. The design is to be endorsed prior to the lodgement of a Building Permit application and thereafter implemented to the satisfaction of the City of Gosnells.
4. The site is to be connected to the reticulated sewerage system.
5. A landscape plan for the development site and the adjoining road verge(s) is to be submitted in accordance with the City's Landscape Plan Information Sheet, and approved by the City's Parks and Environmental Operations branch, prior to the lodgement of a Building Permit application.
6. Landscaping and irrigation of the development site and adjoining road verges is to be installed prior to occupying the proposed development, and thereafter maintained, in accordance with the approved landscaping plan to the satisfaction of the Manager Parks and Environmental Operations.
7. External finishes and colour schemes are to be submitted prior to the lodgement of a Building Permit application to the satisfaction of the City.
8. No floodlights shall be illuminated after 10.00pm with any illumination being confined to the limits of the development and be in accordance with the City's Animals, Environment and Nuisance Local Law 2009. Floodlights erected on columns or posts require the lodgement of a Building Permit application.
9. A maximum of 677 people are permitted on the site at any one time. 10. A Parking Management Strategy is to be prepared prior to the lodgement of a
Building Permit application, and thereafter implemented, to the satisfaction of the City.
Advice Notes: 1. With respect to the requirement to make contributions pursuant to Town
Planning Scheme No. 6, it is acknowledged that an amendment to the Canning Vale Outline Development Plan is currently awaiting determination of the Western Australian Planning Commission. This amendment, if approved, will exempt a portion of the subject site from being required to make a contribution in accordance with the Canning Vale Development Contribution Plan, through the designation of a 'Place of Worship Precinct'. All development situated outside of the 'Place of Worship Precinct' will attract cost contributions.
2. With respect of the drainage design requirement, it should be noted that a maximum 10% stormwater runoff coefficient applies to calculate the critical permissible site discharge (PSD) from the development. This PSD shall not be exceeded in all storm events up to the 1 in 100 year Average Recurrence Interval. All excess stormwater shall be detained and/or infiltrated on site through suitable structural means.
3. You are advised of the need to apply for a Building Permit from the City's Building Services Branch prior to the commencement of work. In this regard, your attention is drawn to the requirements of the Building Code of Australia and the Building Act 2011.
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4. In terms of the landscaping plan, the applicant is advised as follows: i) Any landscaping or earthmoving in the street verge is to be set at levels
as directed by the City's Infrastructure Directorate to ensure minimum disruption to future footpath levels. In this regard you are required to submit levels to the Infrastructure Directorate.
ii) The developer is advised that the City has a Shade Policy which must be
considered as part of the development process. 5. Your attention is drawn to the requirements for access to buildings for people
with disabilities in accordance with the Building Code of Australia and AS1428.1. Detailed drawings are to be submitted with the Building Permit application identifying means of access from carparking areas to the entrance of the building and throughout the building, as required by AS1428.1.
6. An Occupancy Permit is to be applied for and issued by the Local Authority
(Permit Authority) prior to occupation of the building or part thereof. For a new building, a Certificate of Construction Compliance (BA17) is to be provided with the application for it to be valid. For an existing building, a Certificate of Building Compliance (BA18) is to be provided with the application for it to be valid.
7. Where an "Alternative Design Solution" is proposed in place of "Deemed to
Satisfy" provisions of the Building Code of Australia, a Design Brief submitted by a suitably qualified Engineer is to be agreed upon in principle by Council and FESA, prior to the lodgement of the final report. The final report will be required to address all the relevant performance requirements, indicating the satisfactory qualification of all safety provisions of the Building Code of Australia.
8. Department of Fire and Emergency Services assessment is required prior to
approval of a Building Permit application. 9. Due to the nature of foundation materials, footing and slab details and a site
report from a structural engineer are required to be submitted with the Building Permit application.
10. Your attention is drawn to the following to minimise the impact of development
works:
i) All development works must be carried out in accordance with Control of Noise Practices set out in section 6 of AS2436 1981. For further details please contact the Department of Environment Regulation.
ii) Development work shall only be permitted between 0700 hours and 1900
hours on any day which is not a Sunday or public holiday, without the written approval of the City.
iii) Development work shall comply in all respects with the Environmental
Protection (Noise) Regulations 1997. 11. The use of the approved buildings should comply in all respects with the Health
(Public Buildings) Regulations 1992.
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Background:
Insert Property Address: 280 (Lot 123) Shreeve Road, Canning Vale
Insert Zoning MRS: Urban
TPS: Residential Development
Insert Use Class: Place of Worship, Grouped Dwelling
Insert Strategy Policy: N/A
Insert Development Scheme: Town Planning Scheme No. 6
Insert Lot Size: 2.0582ha
Insert Existing Land Use: Place of Worship, Single House
Value of Development: $2.15 million
The subject site is located on the corner of Nicholson Road, Shreeve Road and Urquhart Court. It contains an existing two-storey Place of Worship (Sikh Temple), a single house (used as a caretakers' dwelling occupied by the resident priest) and a bitumen parking area (the subject of this application) abutting the northern boundary facing Nicholson Road. The remainder of the site is vacant. The property falls within the Canning Vale Outline Development Plan (ODP) which designates the property as Residential R20. It is surrounded by low-density residential properties in all directions, with the exception of a large vacant lot to the north east of the property. A plan showing the location of the property is contained as Attachment 1 and a copy of the Canning Vale ODP is contained as Attachment 2. Details: Approval is being sought to construct additional facilities for an existing Place of Worship on the subject site. Details of the proposal are as follows:
The construction of a complex of five buildings associated with the existing Sikh Temple on the subject site, as follows: o A 'seminar hall' building, o A 'library/activity rooms/ablution facilities' building, o An 'administration facilities' building and o Two 'priest accommodation' Grouped Dwellings.
The proposed buildings can accommodate up to 265 people at any one time, however, the application does not seek to vary to increase the occupancy of the site beyond the 677 maximum that is already approved.
The use of the buildings (excluding the priest's accommodation) being predominantly on Sundays and 'festival days' with occasional use mid-week and Saturdays.
A landscaped courtyard and children's play area on the north-eastern and south-eastern edges of the proposed buildings, respectively.
A covered walkway linking the proposed buildings to the existing Sikh Temple.
A copy of the site, floor and elevation plans is contained as Attachment 3.
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Legislation & Policy: Legislation
Metropolitan Region Scheme
Planning and Development Act 2005
Town Planning Scheme No. 6 (TPS 6)
Planning and Development (Local Planning Schemes) Regulations 2015
State Government Policies Nil. Local Policies
Local Planning Policy 2.8 - Planning Guidelines for Places of Worship Consultation: Public Consultation The proposal was advertised to surrounding landowners for 14 days, during which time 19 submissions were received, 11 objecting to the proposal, two providing comment, and six raising no objection to the proposal. A schedule of submissions and technical responses to contained as Attachment 4. A map identifying the consultation area and the location of each submission is contained as Attachment 5. It should be noted that in three instances, two objectors and one non-objector requested to not have their details made public. The main concerns raised during the consultation period were as follows:
Adequacy and management of car parking on the site;
Traffic safety and congestion;
Scale of the use.
These issues are discussed later in the report. Consultation with other Agencies or Consultants The proposal was referred to the Department of Planning's Infrastructure and Land Use Coordination Branch (ILUC) for comment as the site abuts Nicholson Road, which is reserved as an 'Other Regional Road' under the Metropolitan Region Scheme. A copy of their submission is contained as Attachment 6. Planning Assessment: Town Planning Scheme No. 6 Land Use Permissibility
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The subject site is zoned Residential Development under TPS 6 and Residential R20 under the Canning Vale ODP. In accordance with Table 1 of TPS 6, a Place of Worship and Grouped Dwellings are an 'A' and 'D' use respectively in the Residential zone, meaning they are not permitted unless the local government has exercised its discretion by granting planning approval, and in the case of an 'A' use, after consultation has taken place. Land Use Appropriateness
Local Planning Policy 2.8 - Planning Guidelines for Places of Worship emphasises that such uses should be in keeping with the objectives of the zone as set out by TPS 6 and complement the predominant activities and uses within the zone and on adjoining properties. As mentioned previously, the subject site contains an existing place of worship and this proposal seeks to expand development on the site. It is considered that the site's characteristics, including its prominent location at the corner of Nicholson Road and Shreeve Road, render the site suitable for the continuation of a major worship facility. Development Standards
The Grouped Dwelling aspect of the proposal will be required to comply with the Residential Design Codes (R-Codes). In terms of the Place of Worship development, Clause 5.7.1 of TPS 6 stipulates built form requirements for non-residential development in a residential zone; specifically that such development should accord with the applicable setback and plot ratio requirements prescribed by the R-Codes. In accordance with the R-Codes, development on land coded R20 shall be setback a minimum of 3m and an average of 6m from a primary street, and a minimum of 1.5m from a secondary street. The R-Codes also stipulate a minimum 50% open space requirement and a maximum building height of 7m where the roof is concealed. In terms of the Grouped Dwellings, the R-Codes also stipulate other provisions, but of particular relevance is the requirement for two parking bays and a 30m² outdoor living area, per dwelling. In this regard, the proposed buildings will be setback 6m from Urquhart Court, have a maximum and average height of 5.4m and 4.3m respectively, and will result in open space being approximately 86%. The Grouped Dwellings will each have covered alfresco areas of 16m² and 17.51m², with additional open space areas adjacent to the alfresco and south-eastern face of the dwellings, providing well in excess of 30m² outdoor living area. Parking areas for the Grouped Dwellings will be shared with the Place of Worship use, which is discussed in a later section of the report. The Grouped Dwellings comply with all other R-Code requirements. As indicated above, the proposal will comply with both the R-Codes and Clause 5.7.1 of TPS 6 (by virtue of meeting the setback and plot ratio standards for R20 development stipulated by the R-Codes). Car Parking
The following table details the TPS 6 and R-Code parking provision for the site.
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Use Class TPS 6/R-Code Car Parking Standards
TPS 6 Car Parking Requirements Car Parking Bays
Provided
Place of Worship
1 space for every 4 persons the facility is designed to accommodate, or
The subject site will be able to accommodate a total of 942 people (based on 677 people for the existing temple and 265 people for the proposed building), which generates a requirement of 236 car bays (rounded up from 235.5).
1 space for every 2.5m² seating area, whichever is the greater.
The existing temple accommodates 566m
2 of seating area. The
proposed auditorium, library and meeting buildings propose approximately 258m² of seating area. Based on the above, the combined seating floor area is 824m², which generates a requirement of 330 car bays (rounded up from 329.6).
Grouped Dwelling
Two car parking spaces per dwelling.
The application proposes two additional dwellings, for a total of three dwellings on the site. As such, there is a requirements for six parking bays.
TOTAL A total of 336 bays are required by TPS 6 and the R-Codes.
A total 247 permanent car bays have been provided (including two bays associated with the existing dwelling).
As outlined above, the proposed development generates a requirement for 336 bays on site however only 247 bays are proposed, representing a shortfall of 89 bays. It should be noted that the application proposes to utilise a grassed area located on the south-western portion of the site for overflow car parking (if required), with that area having the potential to accommodate approximately 200 cars. This would allow for up to 447 cars to be parked on the site, which is well in excess of the number of bays required to service the development. It should be noted that the overflow car parking will not comply with Clause 5.13.1 of the Scheme as it will not be sealed, kerbed, marked and drained. Notwithstanding this, given that the use of parking will be variable, and that large scale constructed parking areas can have negative aesthetic impacts, it is considered appropriate in this instance to allow for some unconstructed overflow parking. In terms of the management of parking, a number of submitters raised concerns about overflow parking in surrounding streets, particularly along Urquhart Court and Shreeve Road. A review of the City's records indicates that in 2014, numerous complaints were received about parking along verges surrounding the site. It is unclear whether this situation is a result of previous shortfalls in parking on the site or issues with access into the site. As outlined above, it is considered that any parking issue will be alleviated by the grassed overflow area located on the south-western portion of the site. In terms of access into the site, it is considered that the nature of the use having peak arrival and departure times and the design of the site having only one access
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point (with the Nicholson Road access being for emergencies only), could result in significant congestion. Notwithstanding that, it is considered that these issues could be resolved through the implementation of appropriate on-site management measures on Sundays and for major events, with such measures potentially including:
The provision of traffic wardens (clearly identified as such) to patrol the surrounding roads and the entrance to the site for the purposes of directing traffic to parking areas and discourage parking in other locations;
Assigning a person to monitor the entrance to the site to ensure patron numbers are complied with.
Providing pamphlets to patrons advising of requirement to park on-site, rather than on surrounding streets.
Staggering of arrival and departure times of patrons.
Based on the above, should the application be approved, it will be recommended that a condition be imposed requiring the preparation and implementation of a Parking Management Strategy, to the satisfaction of the City. Canning Vale Outline Development Plan The subject site is situated within the Canning Vale ODP area and is subject to the associated Development Contribution Plan (DCP). The DCP requires developing landowners to contribute to the cost of providing common infrastructure and public open space. The DCP does however exempt certain land from being liable to contribute to the DCP, including land designated within a 'Place of Worship Precinct', as shown on the ODP map. The Place of Worship Precinct covers numerous lots along Warton Road which contained established places of worship prior to the ODP being adopted. Notwithstanding the subject site being established prior to the ODP's initial adoption, it was not originally designated as a Place of Worship Precinct by the ODP,and was therefore liable to make a contribution in accordance with the DCP. In response, Council at its meeting of 24 November 2015 resolved to recommend to the Western Australian Planning Commission (WAPC) that it approve an amendment to the ODP to designate 1.35ha of the site as a Place of Worship Precinct, with that designation based on the extent of existing development on the site. A plan showing the proposed designation is contained as Attachment 7. As the proposed development is located outside of the proposed Place of Worship Precinct, it will trigger a requirement to make a contribution in accordance with the DCP, however, the specific contribution (ie. whether contributions are calculated on the full extent of the site or the total site area minus the area of the proposed Place of Worship Precinct) will depend on the outcome of the Commission's determination of the proposed ODP modification. In any event, if the application is approved, it will be recommended that a condition be imposed requiring the landowner/developer to make a contribution in accordance with the DCP.
Scale of Operation
Page 9
LPP 2.8 requires consideration of the capacity of the development, the intended role, degree of usage and permanency when considering development for a place of worship. In this regard, it should be noted that the facility is pre-existing and is of a large scale. The applicant has advised that there are no plans to increase the number of attendees on the site, and that the proposed buildings are intended to accommodate an existing shortfall of facilities on the site. As mentioned above, it is considered that the site is suitable to accommodate a major worship facility. If the application is approved, it will be recommended that a condition be imposed restricting maximum occupancy of the site to 677 people. In terms of the degree of usage of the proposed facilities, the applicant has prepared an estimated occupancy and parking demand schedule, contained as Attachment 8 of this report. As indicated in the schedule, the buildings will be occasionally used mid-week and on Saturdays, and peak usage of the site overall will remain on Sundays. Whilst the proposed buildings may have the potential to encourage increased frequency and use of the site by virtue of providing more and better facilities, it is important to recognise that these facilities are addressing a pre-existing shortage for a congregation that already utilise the site, and are therefore considered acceptable. Traffic The subject site is situated on the corner of Nicholson Road and Shreeve Road, with access to the site provided from a crossover on to Shreeve Road that is situated approximately 85m from the intersection. Under the Perth Metropolitan Functional Road Hierarchy, Shreeve Road is classified as a Local Distributor Road which is designed to accommodate up to 5,000 vehicles per day and Nicholson Road is classified as a District Distributor (A) road and currently accommodates approximately 28,000 vehicles per day. A number of submissions have raised concerns about traffic congestion around the site and the potential for the proposed development to exacerbate these pre-existing issues. In considering this, it is important to note that the peak use of the site is on Sundays between 10:00am and midday, where up to 677 people will access the site. Whilst it is acknowledged that the Shreeve Road and Nicholson Road intersection may be impacted, given the main traffic activity occurs on Sunday or late morning/early afternoon periods, when there is less residential traffic on the road, the likely impact is considered minimal. Furthermore, the nature of the use can see staggered arrival and departure times of attendees, which has been reflected in the applicant's estimated occupancy and parking demand schedule. Ultimately, given that the proposal does not seek to expand the congregation beyond the 677 people already permitted to attend the site nor the peak periods of usage, it is considered that the associated traffic volumes will remain largely unchanged. Visual Amenity
Page 10
The subject site is prominent due the scale of the Sikh Temple building and its location on the corner of Nicholson Road and Shreeve Road which means that it receives a high level of exposure from traffic given that Nicholson Road is a regional road. Notwithstanding that, the proposed development is situated in the foreground of the site, as viewed from Nicholson Road, however it will be in a prominent position when viewed from Urquhart Court, being the residential street that runs along the south-eastern boundary of the site. For this reason, consideration should be given to any visual amenity impacts that the proposed development could pose to the Urquhart Court frontage. In addition to the proposal complying the relevant Scheme and R-Codes
requirements (as discussed earlier in the report), there is an existing Colorbond fence along the Urquhart Court frontage and planted verge trees which, once matured, will partially screen the building from residences on the opposite side of Urquhart Court. Furthermore, the landowners have planted a row of Norfolk Island pine trees inside the fence line and within the 6m setback area, which will provide additional screening of buildings. The design of the building itself provides visual articulation through varied wall heights and design features to enhance the amenity of the building as viewed from Urquhart Court. For the reasons outlined above, it is considered that the proposal will not have a detrimental impact on the visual amenity of the area, however, if the application is approved, it will be recommended that conditions be imposed requiring the submission of (i) external finishes and colour schemes and (ii) a landscaping plan. Noise Impacts In terms of noise amenity the applicant has advised that no regular outdoor activities or external amplification of sound will occur on the site. In any event, the use would be required to comply with the Environmental Protection (Noise) Regulations 1997 at all times. Conclusion: The proposal is supported for the following reasons:
The development and use of the site are of an appropriate scale for its location and should not significantly impact on the amenity of surrounding properties.
The site provides adequate space for car parking to service the use and subject to the imposition of conditions requiring appropriate on-site management, no overflow parking should occur on surrounding streets or verges.
The peak use of the site will not conflict with peak traffic on surrounding roads.
LOCATION PLAN
C3
C1
C2
CITY GOSNELLSOFV IR ERES
The City of Gosnells provides the information contained herein. The
Council of the City of Gosnells shall not be liable for any loss or
damages howsoever caused as a result of reliance upon information
contained in this document.
FILE No. GRID MGA94 (Zone 50)
Telephone 08 9391 3222
Facsmile
2120 Albany Highway Gosnells 6110
PO Box 662 Gosnells 6990
Western Australia
08 9398 2922
Copyright City of Gosnells 2010
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENT
1 26/3/2002 Lots Pt51, Pt52 & 50 Cnr
Nicholson Rd & Birnam Rd
From Residential (R17.5) to
Residential Density Greater than R17.5
2 11/2/2003 From Residential (R17.5) to
Residential Density Greater than R17.5
Area bounded by Elgin Rd.,
Fraser Rd North, Dumbarton Rd
and Nicholson Rd.
3 10/6/2003 Relocation of two Primary School sitesLots 106 & 107, 112 - 114 Bushy
Grove and lots 13 & 14, 50 & 51
Shreeve Road
4 9/9/2003 Lots 106 & 107 Fraser Road North
and Portions of Lots 112, 113 & 114
Bushy Grove
Reconfiguration of the Bushy Grove
Primary School site
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENT
1 Lots Pt51, Pt52 & 50 Cnr
Nicholson Rd & Birnam Rd
From Residential (R17.5) to
Residential Density Greater than R17.5
2 11/2/2003 From Residential (R17.5) to
Residential Density Greater than R17.5
Area bounded by Elgin Rd.,
Fraser Rd North, Dumbarton Rd
and Nicholson Rd.
3 10/6/2003 Relocation of two Primary School sitesLots 106 & 107, 112 - 114 Bushy
Grove and lots 13 & 14, 50 & 51
Shreeve Road
4 9/9/2003 Lots 106 & 107 Fraser Road North
and Portions of Lots 112, 113 & 114
Bushy Grove
Reconfiguration of the Bushy Grove
Primary School site
5 Lot 112 Dumbarton Road.From Residential (R17.5) to
Residential Density Greater than R17.516/12/2003
6 24/2/2004 Lots 1, 90, 3, 4, 14 & 23
Nicholson Road
Included in Special Control Area
7 11/5/2004 Lot 22 Shreeve Road From Residential (R17.5) to
Residential Density Greater than R17.5
8 24/2/2004 Shreeve Rd between
Fraser Rd North & Warton Rd
Relocation of D.U.P. from south side
of Shreeve Rd to north side
9 26/10/2004 From Residential (R17.5) to
Residential Density Greater than R17.5Lots 180 - 184 Birnam Road
and Lot 9005 Totara Avenue
10 12/07/2005 From Residential (R17.5) to
Residential Density Greater than R17.5
Lots Pt6 & Pt7 Amherst Rd
HIGH
SCHOOL
PRIMARY
SCHOOL
PRIMARY
SCHOOL
PRIMARY
SCHOOL
CA
TH
OLIC
SCH
OO
L
LOCAL DISTRIBUTOR
BOUNDARY OF WALKABLE NEIGHBOURHOOD UNIT (400m RADIUS)
BOUNDARY OF WALKABLE TOWN UNIT (800m RADIUS)
DISTRICT DISTRIBUTOR "A"
DISTRICT DISTRIBUTOR "B"
BOUNDARY OF OUTLINE DEVELOPMENT PLAN
SPECIAL CONTROL AREA
LOCAL OPEN SPACE
RESIDENTIAL (R20)
PUBLIC PURPOSE - (SCHOOLS)
C3 LOCAL OPEN SPACE (CONSERVATION CATEGORY WETLAND
& BUFFER)
LEGEND
ZONES
CODES
RESERVES
INFRASTRUCTURE
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENTDATE OF OCM
ADOPTION
PROPERTIES
2
Mixed Use centre
300m NLA2
2
2
2
2
2
PROPOSED PARK ’N’ RIDE
TRANSFER STATION
Mixed Use centre
4500m NLA
The rear of lots shallnot front Garden Street.
Mixed Use centre
300m NLA
Medium density housing
is shown within 800m of the
proposed Canning Vale Railway
Station in accordance with
WAPC policy.
Service Commercial
Road entry other than those
shown are to be left in/left
out only along Garden Street.
Mixed Use centre
300m NLA
Stop sign
Mixed Use centre
550m NLA
Stop sign
2
2
LIVINGSTON
DISTRICT
CENTRE
SITE
Medium density housing
is shown within 800m of the
proposed Canning Vale Railway
Station in accordance with
WAPC policy.
Road entry other than those
shown are to be left in/left
out only along Garden Street.
Stop signStop sign
Community Purpose Site
6,865m NLA
CommunityPurpose Site
Mixed Use centre
550m NLA
300m NLA
Mixed Use centre
1250m NLA
PLACE OF WORSHIP PRECINCT
SPECIAL
CONTROL
AREA
Mixed Use centre
CVODP19.DGN
AMENDMENTS TO THE OUTLINE DEVELOPMENT PLAN
AMENDMENTS TO THE OUTLINE DEVELOPMENT PLAN
LOCAL ROAD LAYOUT (INDICATIVE)
PEDESTRIAN / CYCLE PATH (INDICATIVE)
HIGH VOLTAGE (132kv) POWER LINES (INDICATIVE)
STORMWATER SWALE (INDICATIVE)
STORMWATER PIPES (INDICATIVE)
COMPENSATING BASIN (INDICATIVE)
TRAFFIC SIGNALS (INDICATIVE)
Road entry other than those
shown are to be left in/left
out only along Garden Street.
This plan is to be read in conjunction with
the Canning Vale Outline Development Text.
Infrastructure locations are not survey
accurate. The relevant agencies are to be
contacted for more details.
PLEASE NOTE:
WARNING:
GENERAL DEPICTION ONLY!
Mixed Use centre
1250m NLA2
CANNING VALE
OUTLINE DEVELOPMENT PLAN
2
750m NLA
11 06/12/2005
12 14/3/2006
Lots 9, 10,11 & 111 Amherst Rd
and Lots 26, 27, & 28 Birnam Rd
Lots 88, 73, 9001, 429 to 432, Pt 4000 Comrie Rd; Lots 414, 415 Hoop Pl; 416 to Pt 419; 426 to 428 Coulteri Nook
From Residential (R17.5) to Mixed Use Centre &
Residential Density Greater than R17.5 -
Relocation of drainage basin, density increase
&DAP notation
Mixed Use centre -Develop in accordance with centre plan
MIXED USE CENTRES (SUBJECT TO PROVISIONS OF THE DAP)
13 10/10/2006 From Residential (R17.5) to
Residential Density Greater than R17.5
Lot 35 Fraser Rd North and portion of
Lot 999 Yeo St
(Mixed Use Centre & Residential Density Greater than R17.5
relocated from Dumbarton Rd to the area)
HIGHER DENSITY NODE (DENSITY TO BE IN ACCORDANCE WITH A DAP APPROVED BY COUNCIL)
This map is a general indication of existing
& proposed land uses only. For information
relating to town planning zoning and legal land
uses contact Council’s City Planning Branch.
SCALE 1:7,500
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ST
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RD
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ST
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RD
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WY
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NORTH
BLVD
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L
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L
CROM
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GDNS
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MO
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L
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KA
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BR
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PDE
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WESTRAY
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DORNOCH
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ST
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WY
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DR
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PROM
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ALTIN
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ND
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FRASER
Revised ODP as adopted by Council on
25 September 2007, pursuant to Cl 7.4.7(a) of TPS6
14 25/9/2007 ODP REVISION
15 15/12/2009 Lot 9001 Birnam Rd From Residential (R20) to Residential R25
RESIDENTIAL (R25)
Plan dated 10 September 2013
PLA
CE O
F
WO
RSH
IP
PRECIN
CT
17 15/12/2009 Lot 10 Amherst Rd Realignment of POS
19 12/10/2015 Lots 4 & 161 Nicholson Rd From Residential (R20) to Residential R25
C3
C1
C2
CITY GOSNELLSOFV IR ERES
The City of Gosnells provides the information contained herein. The
Council of the City of Gosnells shall not be liable for any loss or
damages howsoever caused as a result of reliance upon information
contained in this document.
FILE No. GRID MGA94 (Zone 50)
Telephone 08 9391 3222
Facsmile
2120 Albany Highway Gosnells 6110
PO Box 662 Gosnells 6990
Western Australia
08 9398 2922
Copyright City of Gosnells 2010
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENT
1 26/3/2002 Lots Pt51, Pt52 & 50 Cnr
Nicholson Rd & Birnam Rd
From Residential (R17.5) to
Residential Density Greater than R17.5
2 11/2/2003 From Residential (R17.5) to
Residential Density Greater than R17.5
Area bounded by Elgin Rd.,
Fraser Rd North, Dumbarton Rd
and Nicholson Rd.
3 10/6/2003 Relocation of two Primary School sitesLots 106 & 107, 112 - 114 Bushy
Grove and lots 13 & 14, 50 & 51
Shreeve Road
4 9/9/2003 Lots 106 & 107 Fraser Road North
and Portions of Lots 112, 113 & 114
Bushy Grove
Reconfiguration of the Bushy Grove
Primary School site
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENT
1 Lots Pt51, Pt52 & 50 Cnr
Nicholson Rd & Birnam Rd
From Residential (R17.5) to
Residential Density Greater than R17.5
2 11/2/2003 From Residential (R17.5) to
Residential Density Greater than R17.5
Area bounded by Elgin Rd.,
Fraser Rd North, Dumbarton Rd
and Nicholson Rd.
3 10/6/2003 Relocation of two Primary School sitesLots 106 & 107, 112 - 114 Bushy
Grove and lots 13 & 14, 50 & 51
Shreeve Road
4 9/9/2003 Lots 106 & 107 Fraser Road North
and Portions of Lots 112, 113 & 114
Bushy Grove
Reconfiguration of the Bushy Grove
Primary School site
5 Lot 112 Dumbarton Road.From Residential (R17.5) to
Residential Density Greater than R17.516/12/2003
6 24/2/2004 Lots 1, 90, 3, 4, 14 & 23
Nicholson Road
Included in Special Control Area
7 11/5/2004 Lot 22 Shreeve Road From Residential (R17.5) to
Residential Density Greater than R17.5
8 24/2/2004 Shreeve Rd between
Fraser Rd North & Warton Rd
Relocation of D.U.P. from south side
of Shreeve Rd to north side
9 26/10/2004 From Residential (R17.5) to
Residential Density Greater than R17.5Lots 180 - 184 Birnam Road
and Lot 9005 Totara Avenue
10 12/07/2005 From Residential (R17.5) to
Residential Density Greater than R17.5
Lots Pt6 & Pt7 Amherst Rd
HIGH
SCHOOL
PRIMARY
SCHOOL
PRIMARY
SCHOOL
PRIMARY
SCHOOL
CA
TH
OLIC
SCH
OO
L
LOCAL DISTRIBUTOR
BOUNDARY OF WALKABLE NEIGHBOURHOOD UNIT (400m RADIUS)
BOUNDARY OF WALKABLE TOWN UNIT (800m RADIUS)
DISTRICT DISTRIBUTOR "A"
DISTRICT DISTRIBUTOR "B"
BOUNDARY OF OUTLINE DEVELOPMENT PLAN
SPECIAL CONTROL AREA
LOCAL OPEN SPACE
RESIDENTIAL (R20)
PUBLIC PURPOSE - (SCHOOLS)
C3 LOCAL OPEN SPACE (CONSERVATION CATEGORY WETLAND
& BUFFER)
LEGEND
ZONES
CODES
RESERVES
INFRASTRUCTURE
DATE OF OCM
ADOPTION
PROPERTIES DETAILS OF AMENDMENTDATE OF OCM
ADOPTION
PROPERTIES
2
Mixed Use centre
300m NLA2
2
2
2
2
2
PROPOSED PARK ’N’ RIDE
TRANSFER STATION
Mixed Use centre
4500m NLA
The rear of lots shallnot front Garden Street.
Mixed Use centre
300m NLA
Medium density housing
is shown within 800m of the
proposed Canning Vale Railway
Station in accordance with
WAPC policy.
Service Commercial
Road entry other than those
shown are to be left in/left
out only along Garden Street.
Mixed Use centre
300m NLA
Stop sign
Mixed Use centre
550m NLA
Stop sign
2
2
LIVINGSTON
DISTRICT
CENTRE
SITE
Medium density housing
is shown within 800m of the
proposed Canning Vale Railway
Station in accordance with
WAPC policy.
Road entry other than those
shown are to be left in/left
out only along Garden Street.
Stop signStop sign
Community Purpose Site
6,865m NLA
CommunityPurpose Site
Mixed Use centre
550m NLA
300m NLA
Mixed Use centre
1250m NLA
PLACE OF WORSHIP PRECINCT
SPECIAL
CONTROL
AREA
Mixed Use centre
CVODP19.DGN
AMENDMENTS TO THE OUTLINE DEVELOPMENT PLAN
AMENDMENTS TO THE OUTLINE DEVELOPMENT PLAN
LOCAL ROAD LAYOUT (INDICATIVE)
PEDESTRIAN / CYCLE PATH (INDICATIVE)
HIGH VOLTAGE (132kv) POWER LINES (INDICATIVE)
STORMWATER SWALE (INDICATIVE)
STORMWATER PIPES (INDICATIVE)
COMPENSATING BASIN (INDICATIVE)
TRAFFIC SIGNALS (INDICATIVE)
Road entry other than those
shown are to be left in/left
out only along Garden Street.
This plan is to be read in conjunction with
the Canning Vale Outline Development Text.
Infrastructure locations are not survey
accurate. The relevant agencies are to be
contacted for more details.
PLEASE NOTE:
WARNING:
GENERAL DEPICTION ONLY!
Mixed Use centre
1250m NLA2
CANNING VALE
OUTLINE DEVELOPMENT PLAN
2
750m NLA
11 06/12/2005
12 14/3/2006
Lots 9, 10,11 & 111 Amherst Rd
and Lots 26, 27, & 28 Birnam Rd
Lots 88, 73, 9001, 429 to 432, Pt 4000 Comrie Rd; Lots 414, 415 Hoop Pl; 416 to Pt 419; 426 to 428 Coulteri Nook
From Residential (R17.5) to Mixed Use Centre &
Residential Density Greater than R17.5 -
Relocation of drainage basin, density increase
&DAP notation
Mixed Use centre -Develop in accordance with centre plan
MIXED USE CENTRES (SUBJECT TO PROVISIONS OF THE DAP)
13 10/10/2006 From Residential (R17.5) to
Residential Density Greater than R17.5
Lot 35 Fraser Rd North and portion of
Lot 999 Yeo St
(Mixed Use Centre & Residential Density Greater than R17.5
relocated from Dumbarton Rd to the area)
HIGHER DENSITY NODE (DENSITY TO BE IN ACCORDANCE WITH A DAP APPROVED BY COUNCIL)
This map is a general indication of existing
& proposed land uses only. For information
relating to town planning zoning and legal land
uses contact Council’s City Planning Branch.
SCALE 1:7,500
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Revised ODP as adopted by Council on
25 September 2007, pursuant to Cl 7.4.7(a) of TPS6
14 25/9/2007 ODP REVISION
15 15/12/2009 Lot 9001 Birnam Rd From Residential (R20) to Residential R25
RESIDENTIAL (R25)
Plan dated 10 September 2013
PLA
CE O
F
WO
RSH
IP
PRECIN
CT
17 15/12/2009 Lot 10 Amherst Rd Realignment of POS
19 12/10/2015 Lots 4 & 161 Nicholson Rd From Residential (R20) to Residential R25
GSPublisherEngine 417.22.22.100GSEducationalVersion
Drawings
Design
Scale
Millicent Taylor
Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)
Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia
CHILDREN'SPLAY PIT
PLANTERBOXES PLANTER
BOXES
PLANTER BOXES
PLANTERBOXES
GRASS
2.0M Fibro fence (good condition)
Brick and Tile Residence Well Clear
GRASS
GRASS
Brick and Tile Residence Well Clear
GRASS
SEDDON WAY
Brick and Tile Residence Well Clear
2.0M Fibro fence (good condition)
612
6msetback
Courtyard
Courtyard
SPEEDHUMP
SPEEDHUMP
PROPOSED NEWDEVELOPMENT
FFL 10.0FFL 10.0
FFL 10.0
FFL 10.0FFL 10.0
FFL 9.55
Secti
on 3
E1
E4
E2
E3
E9
Site plan1:500 on A1
LEGEND
NORFOLK PINES
Waterwise native plants
Drainage
31/07/2015
GSPublisherEngine 418.22.22.100GSEducationalVersion
Drawings
Design
Scale
Millicent Taylor
Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)
Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia
108.24 m2
217.38 m2
217.38 m2
230.01 m2
24.97 m2
24.85 m2
108.24 m2
16.00 m2
17.51 m2
630.22 m2
W
F
W
F
E1
E4
E2
3,200
3,808
3,200
1,090 3,6613,433
2,049
3,433
2,320
4,869
3,816 4,350 7,052 6,000
3,530
3,900
4,298
6,311
5,047 8,005
7,000
7,000
4,005 4,000
2,957
13,29
52,8
43
8,350
8,341
3,200
1,090 3,6613,433
2,049
2,320
4,865
3,248
3,145
2,511
4,1465,118
13,27
2
1,920
5,000
3,000
5,000
11,884
2,566
3,844
4,023
2,970
2,970
3,430
3,217
6,0001,6505,283
1,538
2,056
2,283
2,056
2,284
2,056
1,545
3,000
900 815 900 600
600
900
815
900
900
815
900
600
900 815 900 600
2,557
2,566
E3
E9
Smartboard
Sliding window
Operable wallProjector
Bed 2
Bed 3
Robe
Robe
Bed 1
Laundry
Robe
Living
Fema
le
Male
Classroom 1
Classroom 2
Classroom 3
Library
Teac
her's
desk
Teac
her's
desk
Research table
bookshelves
bookshelves
stora
ge
Serving counter
ExCo Meeting room
Seminar Room B Seminar Room A
Senior's Activity Room
President's Office
Admin Office
Consultation room
Stage
Storage
Storage
Teac
her's
desk
bookshelves
stora
ge
Bed 2
Bed 3Robe
Robe
Bed 1
Laundry
Robe
Living
info desk
bookshelves
Musicians
IT CommonRoom
bookshelves
Linen
Wate
rfoun
tain
6m setback
Maximum capacity 150 people
Polycarbonate sheeting over walkway
Polycarbonate sheeting over walkway
Polyc
arbo
nate
shee
ting o
ver w
alkwa
y
Polyc
arbo
nate
shee
ting o
ver w
alkwa
y
Priest's Quarters
Courtyard
Courtyard
Priest's Quarters
Floor plan
Wall Legend
Timber stud wall
Double brick cavity wall
All walkways exposed aggregate
In-situ concrete panel
In-situ sandwich concrete panel
1:100 on A1
Areas
HallHall storagePriests' quartersEducation blockOffice blockTOTAL
230 m2
25m2 x 2108m2 x 2
50m2
216m2
217m2
217m2
930m2
Walkways (exposed aggregate): TOTAL: 630m2
Walkways (undercover): 583m2
31/07/2015 Polycarbonate sheeting over walkway
GSPublisherEngine 418.22.22.100GSEducationalVersion
Drawings
Design
Scale
Millicent Taylor
Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)
Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia
108.24 m2
217.38 m2
217.38 m2
230.01 m2
24.97 m2
24.85 m2
108.24 m2
16.00 m2
17.51 m2
630.22 m2
W
F
W
F
Secti
on 3
E1
E4
E2
3,200
3,808
3,200
1,090 3,6613,433
2,049
3,433
2,320
4,869
3,816 4,350 7,052 6,000
3,530
3,900
4,298
6,311
5,047 8,005
7,000
7,000
4,005 4,000
2,957
13,29
52,8
43
8,350
8,341
3,200
1,090 3,6613,433
2,049
2,320
4,865
3,248
3,145
2,511
4,1465,118
13,27
2
1,920
5,000
3,000
3,430
958
3,430
5,596
958
3,430
1,000
5,000
11,884
2,566
3,844
4,023
2,970
2,970
3,430
3,217
6,0001,6505,283
1,538
2,056
2,283
2,056
2,284
2,056
1,545
3,000
900 815 900 600
600
900
815
900
900
815
900
600
900 815 900 600
2,557
2,566
E3
E9
Smartboard
Sliding window
Operable wallProjector
Bed 2
Bed 3
Robe
Robe
Bed 1
Laundry
Robe
Living
Fema
le
Male
Classroom 1
Classroom 2
Classroom 3
Library
Teac
her's
desk
Teac
her's
desk
Research table
bookshelves
bookshelves
stora
ge
Serving counter
ExCo Meeting room
Seminar Room B Seminar Room A
Senior's Activity Room
President's Office
Admin Office
Consultation room
Stage
Storage
Storage
Teac
her's
desk
bookshelves
stora
ge
Bed 2
Bed 3Robe
Robe
Bed 1
Laundry
Robe
Living
info desk
bookshelves
Musicians
IT CommonRoom
bookshelves
Linen
Wate
rfoun
tain
6m setback
Maximum capacity 150 people
Polycarbonate sheeting over walkway
Polycarbonate sheeting over walkway
Polyc
arbo
nate
shee
ting o
ver w
alkwa
y
Polyc
arbo
nate
shee
ting o
ver w
alkwa
y
Priest's Quarters
Courtyard
Courtyard
Priest's Quarters
All walkways to be exposed aggregate
1:200 on A1
Proposed landscaping31/07/2015
LEGEND
NORFOLK PINES
Waterwise native plants
GSPublisherEngine 417.22.22.100GSEducationalVersion
Drawings
Design
Scale
Millicent Taylor
Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)
Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia1:100 on A1
3,800
1,600
5,400
SIKH RESOURCE CENTRE
3,000
5,400
E1 1:100
E4 1:100
E2 1:100
E3 1:100
Elevations
All external finishes to be white rendered.
31/07/2015
GSPublisherEngine 417.22.22.100GSEducationalVersion
Drawings
Design
Scale
Millicent Taylor
Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)
Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia
Oblique view from Nicholson Road
View from Nicholson Road
Contemplation Courtyard
Arch Detail
31/07/15 Perspectives
DEVELOPMENT APPLICATION - ADDITIONAL FACILITIES TO EXISTING PLACE OF WORSHIP - 280 (LOT 123) SHREEVE ROAD, CANNING VALE
Schedule of Submissions
1
Affected Property:
12 (Lot 1016) Urquhart Court Canning Vale
Postal Address:
12 Urquhart Court CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
1.1 Rather than building more buildings on the site, the space would be better utilised to provide extra parking on the site.
See comments under the heading Car Parking in the Planning Assessment section of the report.
1.2 When events are held at the site, surrounding streets (including on footpaths and verges) are filled with an overflow of cars which is hazardous to residents.
See comment for 1.1 above.
2
Affected Property:
14 (Lot 732) Bartlett Way Canning Vale
Postal Address:
94 Anstey Road FORRESTDALE WA 6112
Summary of Submission Comment
Objection to the proposal.
2.1 There is insufficient parking on site which results in overflow parking on surrounding streets and verges.
See comments under the heading Car Parking in the Planning Assessment section of the report.
2.2 The proposed development will be an eyesore and decrease property values in the area.
See comments under the heading Visual Amenity in the Planning Assessment section of the report. It should be noted however that concerns relating to decreases in property values are not valid planning considerations.
2.3 The use is not appropriate in a residential area and should be situated in an industrial area.
See comments under the heading Zoning and Location Factors in the Planning Assessment section of the report. It should be noted that sensitive land uses, such as places of worship, and usually discouraged from operating in industrial areas.
3
Affected Property:
4 (Lot 602) O'Dea Gate Canning Vale
Postal Address:
4 O'Dea Gate CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
3.1 The proposal will increase traffic on Nicholson Road and add to congestion at the traffic lights situated on Nicholson Road and Amherst Road.
See comments under the heading Traffic in the Planning Assessment section of the report.
3.2 Concerned that the proposal will lead to an increase in people attending the site.
See comments under the heading Scale of Operation in the Planning Assessment section of the report.
Summary of Submission Comment
3.3 Concerned that the proposal will increase the frequency that the site is used (i.e. during the week).
See comment for 3.2 above.
4
Affected Property:
20 (Lot 1009) Urquhart Court Canning Vale
Postal Address:
20 Urquhart Court CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
4.1 Currently parking spills out onto the street, especially down Urquhart Court, making it difficult for local residents to get in and out of their properties thereby creating a hazardous environment.
See comments under the heading Car Parking in the Planning Assessment section of the report.
4.2 The Shreeve Road entrance is seriously congested on Sunday mornings and after lunch. This also applies when gatherings are held at other times.
The access is a short distance from the Shreeve Road entry/exit to Nicholson Road and cars are often backed up from the entry/exit to Nicholson Road because people are trying to turn right onto Nicholson Rad. Then people come from Nicholson Road trying to turn into their driveways and they can't get in because of blocking traffic trying to come down Shreeve Road.
To alleviate traffic congestion and reduce the possibility of accidents, the entry and access on Shreeve Road should be closed and access should only be provided from Nicholson Road.
See comments under the heading Traffic in the Planning Assessment section of the report.
4.3 Despite lodging numerous complaints, the Council rangers have only been to the site once.
No comment.
4.4 The proposed additions to the property will encourage more visitors, thereby creating a bigger issue than we already have. Also, due to the increased offerings this proposal will result in more gatherings, thereby further impacting on the current issue.
See comments under the heading Scale of Operation in the Planning Assessment section of the report.
4.5 Although it has been stated that the maximum capacity is 677 people, it is questionable how this is controlled by Council.
See comments under the heading Car Parking in the Planning Assessment section of the report, specifically with regards to suggested on-site management measures.
4.6 There does not appear to be adequate car parking on the site. Assuming two people arrive in each vehicle, then 340 car parking bays would be required. Is their car parking at capacity or do they park down Urquhart Court to be able to leave faster?
See comment for 4.5 above.
5
Affected Property:
257 (Lot 264) Shreeve Road Canning Vale
Postal Address:
257 Shreeve Road CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
5.1 It is currently unsafe to residents and pedestrians attempting to walk along the footpaths in the area with users of the Sikh Temple parking on and blocking footpaths, road verges, driveway access points, lawn, etc. It will not be long until there is a near miss or death of a pedestrian due to congestion, poor visibility and the attitude of attendants at the temple. This will only get worse with increased users at the proposed facilities.
See comments under the heading Car Parking in the Planning Assessment section of the report.
5.2 Concerned that congestion will increase around the site making it more difficult to drive in the area, with traffic everywhere and no form of traffic control provided by the temple.
See comments under the heading Traffic in the Planning Assessment section of the report.
6
Affected Property:
59 (Lot 580) Lydiard Retreat Canning Vale
Postal Address:
19 Moss Parade WICKEPIN WA 6370
Summary of Submission Comment
Objection to the proposal.
The site should only be used for facilities and not residential accommodation. There are enough accommodation sites in the estate across the road that should be utilised. Accommodation in these facilities will end up being crisis accommodation. Concerned that the site will be turned into a village not for religious facilities.
The site is zoned Residential under the Canning Vale Outline Development Plan and therefore residential uses are permitted subject to approval. It is not considered unreasonable to have dwellings ancillary to the place of worship facility, provided they are occupied on a permanent basis by people associated with the site. It should be noted that any use of the proposed dwellings for purposes other than accommodating a caretaker or a priest's family will require separate planning approval (e.g. short stay accommodation).
7
Affected Property:
Affected Property Withheld
Postal Address:
Postal Address Withheld
Summary of Submission Comment
Objection to the proposal.
7.1 The site already causes significant traffic and noise issues and further development of the site will only exacerbate the issue.
See comments under the headings Noise Amenity and Traffic in the Planning Assessment section of the report.
7.2 A development of this size will negatively impact the image of Canning Vale as it will be highly visible from all nearby properties, and will therefore reduce the value of all properties.
See comments under the heading Visual Amenity in the Planning Assessment section of the report.
8
Affected Property:
Affected Property Withheld
Postal Address:
Postal Address Withheld
Summary of Submission Comment
Objection to the proposal.
It would be unfair for people in the community if the Temple is developing bigger and bigger.
This comment is unfounded.
9
Affected Property:
25 (Lot 1020) Urquhart Court Canning Vale
Postal Address:
25 (Lot 1020) Urquhart Court CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
9.1 When the car park was extended the shear impact of construction caused damage to surrounding properties. There was also noise nuisance.
Any works will need to comply with the Environmental Protection (Noise) Regulations 1997 and the City's Animals, Environment and Nuisance Local Law 2009. Any property damage that occurs is a civil matter between the developer and the affected landowners.
9.2 Concerned about the adequacy of car parking facilities on the site, given that overflow car parking occurs on Urquhart Court causing safety issues and damage to property.
See comments under the heading Car Parking in the Planning Assessment section of the report.
10
Affected Property:
Affected Property Withheld
Postal Address:
Property Address Withheld
Summary of Submission Comment
Objection to the proposal.
Concerned that no additional parking is proposed as part of the application. Concerned that when the place is fully occupied, cars will be parked along Nicholson Road, which is a busy main road and therefore could disrupt traffic and be hazardous.
See comments under the heading Car Parking in the Planning Assessment section of the report.
11
Affected Property:
32 (Lot 633) Hambly Crescent Canning Vale
Postal Address:
32 Hambly Crescent CANNING VALE WA 6155
Summary of Submission Comment
Objection to the proposal.
11.1 Religious facilities should not accommodate residential housing.
The site is zoned Residential under the Canning Vale Outline Development Plan and therefore residential uses are permitted subject to approval. It is not considered unreasonable to have dwellings ancillary to the place of worship facility, provided they are occupied on a permanent basis by people associated with the site.
11.2 The application should take into account the overall development of the site and not just an individual stage.
It is noted that the proposal does not outline whether any other further development will be undertaken on the site in the future. Notwithstanding that, any future development will be required to obtain planning approval and will be assessed against the relevant Scheme standards at the time.
Summary of Submission Comment
11.3 The car parking requirement should be one bay per person in attendance. Given that there are currently 245 bays on site and that the new buildings will accommodate a maximum of 265 people, they would have a 20 bay shortfall. In terms of overall occupation, the number of bays provided represents 36% of the 677 people permitted to attend the site. More car parking should be provided on the site.
See comments under the heading Car Parking in the Planning Assessment section of the report.
11.4 Concerned that cars will overflow into neighbouring streets and cause congestion and safety issues.
See comment for 11.3 above.
11.5 There is an entrance and exit from Nicholson Road, being a major road. With an increase of traffic, there may be adverse impacts on this main road.
The existing crossover to Nicholson Road is available for emergency access only. See comments under heading Traffic in the Planning Assessment section of the report.
12
Affected Property:
31 (Lot 1023) Urquhart Court Canning Vale
Postal Address:
31 Urquhart Court CANNING VALE WA 6155
Summary of Submission Comment
Comment on the proposal.
12.1 Currently on Sundays, lots of cars are parked on Urquhart Court. More parking should be provided after more buildings are constructed on the site.
See comments under the heading Car Parking in the Planning Assessment section of the report.
12.2 Ensure that constructions will not cause too much air and noise pollution to residents on Urquhart Court.
Any works will need to comply with the Environmental Protection (Noise) Regulations 1997 and the City's Animals, Environment and Nuisance Local Law 2009.
13
Affected Property:
26 (Lot 1006) Urquhart Court Canning Vale
Postal Address:
26 Urquhart Court CANNING VALE WA 6155
Summary of Submission Comment
Comment on the proposal.
Concerned about traffic management affecting adjacent streets, namely Shreeve Road and Urquhart Court. Often times during temple events, parking inside the Sikh Temple grounds reaches maximum capacity and severely restricts traffic flow along and into Shreeve Road and Urquhart Court.
If additional facilities are constructed on the site, some form of parking allotment management should be implemented so as not to increase existing occurrences of traffic congestion.
See comments under the heading Car Parking in the Planning Assessment section of the report.
14
Affected Property:
19 (Lot 697) Harwood Close Canning Vale
Postal Address:
19 Hardwood Close CANNING VALE WA 6155
Summary of Submission Comment
No objection to the proposal. Noted.
15
Affected Property:
39 (Lot 605) Lydiard Retreat Canning Vale
Postal Address:
39 Lydiard Retreat CANNING VALE WA 6155
Summary of Submission Comment
No objection to the proposal. Noted.
16
Affected Property:
4 (Lot 686) Fimister Parkway Canning Vale
Postal Address:
4 Fimister Parkway CANNING VALE WA 6155
Summary of Submission Comment
No objection to the proposal. Noted.
17
Affected Property:
Affected Property Withheld.
Postal Address:
Postal Address Withheld.
Summary of Submission Comment
No objection to the proposal. Noted.
18
Affected Property:
8 (Lot 616) Triefus Lane Canning Vale
Postal Address:
8 Triefus Lane CANNING VALE WA 6155
Summary of Submission Comment
No objection to the proposal. Noted.
19
Affected Property:
23 (Lot 571) Lydiard Retreat Canning Vale
Postal Address:
23 Lydiard Retreat CANNING VALE WA 6155
Summary of Submission Comment
No objection to the proposal. Noted.
CONSULTATION PLAN
Referral area
No objection
Comment
Objections
Public Consultation
Legend
INDICATIVE
200m RADIUS
REFERRAL AREA
NO OBJECTION
COMMENT
OBJECTIONS
PUBLIC CONSULTATION
LEGEND
INDICATIVE
200m RADIUS
19GATEW
AY BV
D
CAN
NA
DR
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COULTH
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SH
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31
2620
257
25
32
12URQUHART CT
280
Lot 123
HAMBLY CR
NIC
HOLSO
N
RD
MC
LE
AN
RD
LYDIA
RD R
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LYDIARD RTT
SUBJECT
SITE
LY
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RD
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14
LYDIA
RD
RTT
39
8
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59
4
4
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23
SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale WEEKDAYS
– Estimated Occupancy & Parking Demand
Estimated Maximum Occupancy (may be exceeded on occasional 2 to 3 festival days - as for Christian Churches at Christmas and Easter)
Estimated
Parking
Demand
Parking
Available Time Temple Auditorium/Hall Education Library Activity Rooms Administration Total
7.00 am nil nil nil nil nil nil nil nil 245
8.00 am nil nil nil nil nil nil nil nil 245
9.00 am nil nil nil nil nil nil nil nil 245
10.00 am 200
Occasional
use once a
month, excl
Thursdays
50 to 100 seniors
Thursdays 10 am to
12 noon
Occasional (once a
month) community
use by small groups
(up to 50)
Minimal use, up to 20 persons in total, associated
predominantly with Administration, and occasional
use of Library.
220 (occasional) 70 (occasional) 245
11.00 am 220 (occasional) 70 (occasional) 245
12.00 noon 220 (occasional) 70 (occasional) 245
1.00 pm 270 (occasional) 90 (occasional) 245
2.00 pm 270 (occasional) 90 (occasional) 245
3.00 pm nil 120 (occasional) 40 (occasional) 245
4.00 pm nil nil nil nil nil nil nil 245
5.00 pm nil nil nil nil nil nil nil nil 245
6.00 pm 250
Occasional
use once a
month
nil nil nil nil 20
Occasional
c'tee meetings
270 (occasional) 90 (occasional) 245
7.00 pm Occasional (once a
month) use for
Seminars and/or
Forums (up to 50)
nil nil nil 320 (occasional) 110 (occasional) 245
8.00 pm nil nil nil nil 300 (occasional) 100 (occasional) 245
9.00 pm nil nil nil nil nil 50 (occasional) 25 (occasional) 245
10.00 pm nil nil nil nil nil nil nil nil 245
11.00 pm nil nil nil nil nil nil nil nil 245
12.00 pm nil nil nil nil nil nil nil nil 245
Maximum 250 100 20 270 (occasional) 110 (occasional) 245
SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale SATURDAYS
– Estimated Occupancy & Parking Demand
Estimated Maximum Occupancy (may be exceeded on occasional 2 to 3 festival days - as for Christian Churches at Christmas and Easter)
Estimated
Parking
Demand
Parking
Available Time Temple Auditorium/Hall Education (1) Library Activity Rooms Administration Total
7.00 am nil nil nil nil nil nil nil nil 245
8.00 am nil nil nil nil nil nil nil nil 245
9.00 am nil nil nil nil nil nil nil nil 245
10.00 am 300
Occasional
once a month
(2)
150
Occasional once
a month
(2)
50 20 20 10 550 (occasional) 180 (occasional) 245
11.00 am 50 20 20 10 550 (occasional) 180 (occasional) 245
12.00 noon 10 20 20 10 410 (occasional) 140 (occasional) 245
1.00 pm 10 20 20 10 410 (occasional) 140 (occasional) 245
2.00 pm 200 nil 50 20 20 10 300 100 245
3.00 pm 200 nil 50 20 20 10 300 100 245
4.00 pm 20 nil 50 20 20 10 120 40 245
5.00 pm nil nil nil nil nil nil nil nil 245
6.00 pm nil nil nil nil nil nil nil nil 245
7.00 pm nil nil nil nil nil nil nil nil 245
8.00 pm nil nil nil nil nil nil nil nil 245
9.00 pm nil nil nil nil nil nil nil nil 245
10.00 pm nil nil nil nil nil nil nil nil 245
11.00 pm nil nil nil nil nil nil nil nil 245
12.00 pm nil nil nil nil nil nil nil nil 245
Maximum 300 150 50 20 20 10 550 (occasional) 180 (occasional) 245
Note: (1) Educational facilities predominantly used by children; (2) Minor festivals and ceremonies, e.g. weddings, funerals.
SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale SUNDAYS
– Estimated Occupancy & Parking Demand
Estimated Maximum Occupancy (may be exceeded on occasional 2 to 3 festival days - as for Christian Churches at Christmas and Easter)
Estimated
Parking
Demand
Parking
Available Time Temple Auditorium/Hall Education (1) Library Activity Rooms Administration Total
7.00 am 10 nil nil nil nil nil 10 4 245 (2)
8.00 am 50 nil 10 nil 10 nil 70 25 245 (2)
9.00 am 100 nil 50 10 20 10 190 65 245 (2)
10.00 am 500 nil 50 20 20 10 600 200 245 (2)
11.00 am 500 nil 50 20 20 10 600 200 245 (2)
12.00 noon 500 nil 10 30 20 10 570 190 245 (2)
1.00 pm 400 nil 10 30 20 10 470 160 245 (2)
2.00 pm 100 nil 10 30 50 10 200 70 245 (2)
3.00 pm 100 nil 10 30 50 10 200 70 245 (2)
4.00 pm 100 150 (occasional) nil 20 20 10 400 135 (occasional) 245 (2)
5.00 pm 50 150 (occasional) nil nil 10 nil 200 70 (occasional) 245 (2)
6.00 pm 20 nil nil nil nil nil 20 10 245 (2)
7.00 pm nil nil nil nil nil nil nil nil 245 (2)
8.00 pm nil nil nil nil nil nil nil nil 245 (2)
9.00 pm nil nil nil nil nil nil nil nil 245 (2)
10.00 pm nil nil nil nil nil nil nil nil 245 (2)
11.00 pm nil nil nil nil nil nil nil nil 245 (2)
12.00 pm nil nil nil nil nil nil nil nil 245 (2)
Maximum 500 150 50 50 50 10 600 (3) 200 245 (2)
Notes: (1) Educational facilities predominantly occupied by children; (2) Additional parking available on grassed area; (3) Licensed capacity 677
N
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