dunsborough lakes structure plan

DUNSBOROUGH LAKES STRUCTURE PLAN Amendment No. 6 Lots 41 and 9071 Commonage Road

PREPARED FOR URBAN QUARTER

1-9000907 | July, 2021 Calibre Professional Services Pty Ltd

ABN 55 070 683 037

DOCUMENT CONTROL

ISSUE DATE ISSUE DETAILS AUTHOR CHECKED APPROVED

A 17.12.2019 Draft for client review KS BO

B 09.01.2020 Lodgement with the City of Busselton KS BO BO

C 28.01.2020 Lodgement following initial review KS BO BO

D 22.06.21 Modifications JC (RPS) PG (PGPM) JC (RPS)

E 12.07.2021 Modifications - Final Version JC (RPS) PG (PGPM) JC (RPS)

COMMERCIAL IN CONFIDENCE

This document including any intellectual property is confidential and proprietary to Calibre and may not be disclosed in whole or in part to any third party nor used in any manner whatsoever other than for the purposes expressly consented to by Calibre in writing. Calibre reserves all legal rights and remedies in relation to any infringement of its rights in respect of its confidential information | © Calibre 2017

Table of Amendments

Amendment No.

Summary of the Amendment Amendment Type

Date approved by

the WAPC

1

Reducing the Aged Care site, introducing Residential, Restricted Business and Office and replacing DLAP2 with

Residential R30, LDP2, LDP3 and LDP4. Major 30 October 2018

2 Including Lots 40 and 41 Commonage Road in the

Structure Plan area for residential development and public open space. Major

27 November 2018

3

Modification to Lot 9065 Dunsborough Lakes Drive residential development layout, introducing residential to

Lot 5000 Waterville Road in lieu of tourism and commercial and minor modifications to Lot9068 Kawana

Boulevard residential density.

Major 16 August 2019

4 Modification to Lot 9050 Clubhouse Drive to change portion from Tourism to Residential R20/R40. Major 30 March, 2020

5

Amend the Structure Plan by changing the identified land uses in northern portion of Lot 9000 Commonage Road

from ‘Aged Persons Dwellings’ and ‘R40’ to ‘Residential – R30’ plus modification to LDP 3 and deletion of LDP 4.

Major 17 May, 2021

6 Modification to the residential development layout of Lots 41 and 9071 Commonage Road and a minor reduction in

size of public open space within Lot 9071. Major 16 July 2021

Executive Summary Calibre Professional Services Pty Ltd (‘Calibre’) has been engaged by Urban Quarter to prepare an amendment to the endorsed Dunsborough Lakes Structure Plan to modify the residential design layout to lots 41 and the eastern portion of 9071 Commonage Road, Dunsborough.

The purpose of the Structure Plan amendment is to modify the residential lot layout to provide a greater variety of lots sizes and to facilitate a more efficient road layout. The amendment also seeks a minor adjustment to the southern boundary of the Public Open Space on lot 9071.

Lot 41, together with lot 40 (previously lot 10) to the north was formally in the ownership of the Water Corporation. Following the Water Corporation no longer requiring the site for its infrastructure purposes, a structure plan modification and rezoning was undertaken to include these lots within the Dunsborough Lakes Structure Plan site. Subsequently lot 41 was purchased by the major developer of Dunsborough Lakes while Lot 40 was purchased by the City of Busselton for the purpose of playing fields, recreation and conservation.

Amendment No 27 was finalised in the 29 June 2018 to rezoned lots 40 and 41 from ‘Reserve for Public Purposes’ to ‘Special Purpose (Dunsborough Lakes Development Area)’, which facilitates inclusion of the subject land in the Dunsborough Lakes Structure Plan in order to allow pursuit of residential development, with a portion of the site to be set aside for recreation and conservation.

The Structure Plan provides a basis for zoning and subdivision of land and will be given due regard when determining applications within the Structure Plan area, including consideration of the objectives and requirements of the Scheme zones proposed by the Structure Plan. The Structure Plan Map outlines the applicable land uses and sets out the Planning Policy Statements and other requirements.

A summary of key elements of the Structure Plan can be found in Table 1 below.

Table 1 Structure Plan summary

Item Data

Total area covered by the structure plan 263.12 hectares (Subject land: 11.04 ha)

Area of Residential land use proposed 92.14 (Subject land: 9.66 ha)

Estimated lot yield Subject land: 150

Estimated number of dwellings Subject land: 150

Estimated residential site density Subject land: 10/20/30 dwellings per site/hectare

Estimated population Subject land: 375

Estimated area and percentage of unrestricted Public Open Space (total site)

18.31ha (12%)

Contents Executive Summary iv PART ONE: IMPLEMENTATION 1

1.1 Structure Plan Amendment Area ........................................................................................................................ 2 1.2 Operation ............................................................................................................................................................ 2 1.3 Staging ................................................................................................................................................................ 2 1.4 Subdivision and development requirements ....................................................................................................... 2

PART TWO: EXPLANATORY REPORT 5 1 Planning background 6

1.1 Introduction and purpose .................................................................................................................................... 6 1.1.1 Land description ...................................................................................................................................... 6 1.1.2 Location ................................................................................................................................................... 6 1.1.3 Area and land use.................................................................................................................................... 6

1.2 Planning framework ............................................................................................................................................ 9 1.2.1 Leeuwin-Naturaliste Sub-Regional Strategy ............................................................................................ 9 1.2.2 City of Busselton Local Planning Scheme ............................................................................................... 9 1.2.3 City of Busselton Local Planning Strategy ............................................................................................... 9 1.2.4 Planning policies - Liveable Neighbourhoods .......................................................................................... 9 1.2.5 Planning in Bushfire Prone Areas ............................................................................................................ 9 1.2.6 Dunsborough Lakes Structure Plan – Previous Amendments ............................................................... 10 1.2.7 Pre lodgement consultation ................................................................................................................... 11

2 Site conditions and constraints 12 2.1 Biodiversity and natural area assets ................................................................................................................. 12

2.1.1 Environmental assessment .................................................................................................................... 12 2.2 Landform and soils ............................................................................................................................................ 13

2.2.1 Topography ........................................................................................................................................... 13 2.2.2 Acid sulphate soils ................................................................................................................................. 13

2.3 Groundwater and surface water ........................................................................................................................ 13 2.4 Bushfire hazard ................................................................................................................................................. 13

3 Land use and subdivision requirements 15 3.1 Design principles............................................................................................................................................... 15 3.2 Public open space ............................................................................................................................................. 15 3.3 Residential ........................................................................................................................................................ 19 3.4 Movement networks .......................................................................................................................................... 19

3.4.1 Road alignment and access .................................................................................................................. 19 3.5 Infrastructure servicing ...................................................................................................................................... 19 3.6 Developer contributions arrangements ............................................................................................................. 19

4 Conclusion 20 5 Technical Appendices 21

Tables Table 1 Structure Plan summary ......................................................................................................................... iv Table 2 Land ownership ....................................................................................................................................... 6 Table 3 Public Open Space Calculation ............................................................................................................. 18

Figures Figure 1: Dunsborough Lakes Structure Plan - Amendment No. 4 ......................................................................... v Figure 2: Proposed Structure Plan Amendments.................................................................................................... 7 Figure 3: Location plan ........................................................................................................................................... 8 Figure 4: Areas within the Site with greater than BAL-29 Rating .......................................................................... 14 Figure 5: Concept Lot Layout ............................................................................................................................... 16

Appendices A Certificates of Title B Environmental Significance and Bushfire Advice

Copies of all technical appendices are provided on CD

DUNSBOROUGH LAKES STRUCTURE PLAN AMENDMENT NO. 6 LOTS 41 AND 9071 COMMONAGE ROAD

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PART ONE: IMPLEMENTATION


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1.1 Structure Plan Amendment Area The Dunsborough Lakes Structure Plan Amendment No. 6 includes Lots 41 and the eastern portion of lot 9071 Commonage Road, Dunsborough (subject land) as shown in the south-western portion of Figure 1: Dunsborough Lakes Structure Plan Amendment No. 6 and Figure 3: Location Plan. The subject lots total 27.8206ha.

1.2 Operation The Structure Plan (as amended) comes into effect on the date it is approved by the Western Australian Planning Commission (WAPC).

The Structure Plan (as amended) will be required to be approved by the WAPC prior to the approval of any application for subdivision.

1.3 Staging

Any staging of the Structure Plan will be determined by specific subdivision applications in response to market demand and engineering advice.

1.4 Subdivision and development requirements The Structure Plan provides a basis for zoning and subdivision of land and will be given due regard when determining applications within the Structure Plan area, including consideration of the objectives and requirements of the Scheme zones proposed by the Structure Plan. The Structure Plan Map outlines the applicable land uses and sets out the Planning Policy Statements and other requirements.

The Local Planning Scheme Special Provision No. 42 applies to the Special Use Zone No. 24 being the Dunsborough Lakes Development Area.

The following items are to be undertaken at subdivision and development of the site:

1. This structure plan applies only to the area zoned 'Special Purpose (Dunsborough Lakes

Development Area) pursuant to the City of Busselton Local Planning Scheme No.21.

2. Area and land use boundaries and POS allocation are Indicative only and are subject to modifications as part of the detailed subdivision process.

3. This structure plan is to be read in conjunction with the special provisions relating to the land

(SP42) contained in Schedule 3 of the City of Busselton, Local Planning Scheme No. 21.

4. Any surplus provision of POS is to be provided free of cost without compensation payable by the City of Busselton or Western Australian Planning Commission.

5. The identified POS adjacent to the school site to be ceded free of cost at the same time the

school lot is created.

6. The land use schedule is indicative only and is subject to change as part of the detailed subdivision process.

7. All development is to be connected to reticulated sewer and water.

8. With respect to subdivision and development of lots 40 and 41 Commonage Road. The following

is required:

- subdivision and development is to be in accordance with the relevant special provisions of SP42 of Schedule 3 of the scheme.


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- the vegetated area at the northern end of lot 41 to be retained as threatened fauna species corridor habitat linkage from lot 30 to lot 9033 and be included in Public Open Space.

- provision of a 10 metre-wide buffer in the form of a Public Access Way adjacent lot 30 Koopin

Place to protect threatened ecological community vegetation on lot 30. Any vegetation within the public access way is to be maintained as a low fuel zone.

9. Site contamination investigations for lot 9033 must be conducted to the satisfaction of the

Department of Water and Environmental Regulation (DWER) prior to commencement of development / subdivision.

10. Prior to the commencement of any site works:

- a preliminary site investigation shall be undertaken to determine whether acid sulphate soils

are present on the land and if present, their extent and severity

- if the site is found to contain acid sulphate soils, an acid sulphate soils management plan shall be prepared and implemented prior to commencement of subdivision works to the satisfaction of the City of Busselton and DWER; and

- all site works shall be carried out in accordance with the provisions of the approved

management plan.

11. A hydrological survey being prepared by the proponent to the satisfaction of the DWER, which addresses the effect of the development on the groundwater prior to undertaking subdivision works.

12. Greenfields Road (including pedestrian access way) to be ceded to the City and constructed by

the City at the time of subdivision in conjunction with the subdividers staging requirements.

13. All significant vegetation within 20m of the boundary to Commonage Road and lot 9033 to be retained to the satisfaction of the City of Busselton.

14. LDP 1 to address adjoining residential development area including setbacks, traffic and

pedestrian access.

15. Provision of landscape buffers to demonstrate effective visual screening and attenuation of noise to reasonable levels with potential buffer widths to be increased if this cannot be clearly demonstrated.

16. Provision of appropriate buffer management measures (eg, landscaping and bunds, where

appropriate) at the subdivision stage , to overcome potential impacts from the proposed Dunsborough Light Industrial area (lot 6 Commonage road) to the satisfaction of DWER and the City of Busselton.

17. The subdivider to transfer the primary school site (portion 9033) free of cost to the crown and

without payment or compensation as part of the next stage of subdivision or other period as may be agreed by the Department of Education and Training.

18. Revegetation, including proposed landscape buffers and street trees, to be undertaken with

native "peppermint" trees (agonis flexuosa) and / or "western ringtail possum" favoured native vegetation species.

19. The tourist component within LDP 1 can be developed to permit up to 25% of units as "un-

restricted length of stay" to the satisfaction of the City. No other unit shall be occupied for more than a total of 3 months in any 12 month period.

20. Development of the un-restricted length of stay component shall occur on the basis of no more

than one unit for every three restricted stay units that have been developed.


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21. Prior to the subdivision or development of the land, the proponent is to prepare a developer contributions and staging plan to the satisfaction of the city for the area south of Dunsborough Lakes Drive and east of the school site to ensure the proponent's appropriate and timely contribution toward service infrastructure, distributor roads and community facilities (including examining the need for change-rooms and other infrastructure in association with the district level active public open space area) on a progressive and staged basis. With respect to the remainder of the estate, the plan shall only address contributions required as a result of tourist development proposals and any net increase in development potential beyond that depicted on the endorsed DGP, as at 14 July 2010. An appeal right will exist in relation to the determination of the plan pursuant to clause 11.10 of the scheme.

22. The Structure Plan Map defines the specific residential density that applies to different areas

within the Structure Plan Area. However, in respect of Lot 9050 a density range of R20 to R40 applies to its western portion with the eventual density code being assigned at the time of subdivision. In this regard a residential density plan shall be prepared and submitted with the application for subdivision approval to the WAPC, to indicate the residential density code applicable to each lot within the proposed subdivision area.

23. If a Local Development Plan for LDP 1 is required by the City of Busselton, it shall be applied as

a condition of development and/or subdivision approval and shall address specific design requirements to ensure appropriate vehicle access arrangements to the golf club and residential portion of Lot 9050 and that all future development provides a suitable interface with adjoining residential land, the golf course and Clubhouse Drive.

24. Prior to the subdivision to facilitate residential development, a Local Development Plan for LDP 5

is required to address specific design requirements to ensure: a. Suitable and legible vehicular and pedestrian access arrangements with the adjoining residential and tourism zoned land; and b. A suitable interface (including consideration of earthworks, fill, retaining and landscaping) relative to adjoining residential and tourism zoned land and the golf course.

25. The subdivision of the residential portion of Lot 9050 Clubhouse Drive is to provide a through

road to connect Cabot Close to the road identified within LDP 1, or another suitable access arrangement that ensures Cabot Close becomes a through road, to the satisfaction of the local government.

26. A Local Development Plan within LDP 3 is to address, but not limited to;

• Minimum setbacks and average setbacks; • Streetscape presentation, dwelling orientation and garage location; • Streetscape principles and provision of surveillance to lots; and • Appropriate provision of access for waste collection service vehicles The requirement for a Local Development Plan for LDP 3 will be imposed as a condition of subdivision.

0 40 80 120 160 200 1 : 4,000 @ A1 Unauthorised reproduction or amendment not permitted. Please contact the author.

PLAN REF:

Rev No: DATE:

132985-4-002 B 09 JULY 2021

CLIENT: DAWS & SONS PTY LTD DRAWN BY: JLS CHECKED BY: JC

DUNSBOROUGH LAKES STRUCTURE PLAN - OVERALL

AMENDMENT NO 6

URBAN DESIGN Level 4 HQ South 520 Wickham Street PO Box 1559

QLD 4006 Fortitude Valley T +61 7 3539 9500 W rpsgroup.com

© COPYRIGHT PROTECTS THIS PLAN

THE CITY WILL CONSIDER ALTERNATIVE USE OF THE BUILDING OTHER THAN A "SALES OFFICE" AND ANY FUTURE PROPOSALS SHOULD NOT SIGNIFICANTLY CHANGE THE CURRENT BUILDING FOOTPRINT.

EXISTING PLAYING FIELDS

WINDLEMERE ESTATE

NATURALISTE COMMUNITY

CENTRE

SKATE PARK

FOOTPATH TO BE CONSIDERED TO PROVIDE FOR PEDESTRIAN CONNECTIVITY BETWEEN GREENFIELDS ROAD & CAVES ROAD.

GREENFIELDS ROAD TO BE CONSTRUCTED BY THE CITY OF BUSSELTON. (CONSTRUCTION BONDS HELD BY THE CITY OF BUSSELTON). NORTHERN SECTION TO BE DESIGNED AS A NARROW MEWS STYLE ROAD WITH A RAISED CARRAIGEWAY.

LDP 5

LDP 1

POTENTIAL PEDESTRIAN LINK. SUBJECT TO RESOLUTION OF TENURE ARRANGEMENTS ( COUNCIL MAY CONSIDER MAINTAINING ACCESS TO THOSE PROPERTIES WITH EXISTING ACCESS TO PROPOSED PEDESTRIAN LINK )

LANDSCAPING ENHANCEMENT ON SOUTH SIDE OF CAVES ROAD ONLY FROM COMMONAGE ROAD TO DUNSBOROUGH LAKES DRIVE

ASHBROOK

5m WIDENING ON WEST SIDE OF COMMONAGE ROAD FOR DUAL USE PATH AND DRAINAGE PURPOSES.

LANDSCAPING WITHIN PRIVATE LAND MAY BE REDUCED AT THE DEVELOPMENT APPROVAL STAGE.

CHILDCARE CENTRE SITE

LDP6

CONVENIENCE STORE LOCATION

WIDER ROAD RESERVE TO ENABLE EXTRA LANDSCAPING TO ADDRESS INTERFACE WITH ENTERPRISE PARK

DUNSBOROUGH LAKES

DRIVE

LDP 3

SHOULD THE EXISTING MAINTENANCE SHED REMAIN IN ITS CURRENT LOCATION ACCESS & BUFFERING TO RESIDENTIAL AREA TO BE ADDRESSED AT THE TIME OF SUBDIVISION.

UNIFORM FENCING TO BE CONSTRUCTED ON THE WESTERN AND SOUTHERN BOUNDARIES OF

LOT 9070.

LDP 2

POTENTIAL ADDITIONAL ACCESS TO COMMONAGE ROAD

POTENTIAL CONVENIENCE SITE

ACTIVE INTERFACE TO STREETSCAPE INCLUDING PEDESTRIAN LINKS

PROPOSED ROUNDABOUT LOCATION AND DESIGN OR INTERSECTION TREATMENT TO BE DETERMINED AT THE SUBDIVISION STAGE.

20m LANDSCAPE STRIP (INCLUDING DUP) TO BE MEASURED FROM EDGE OF EXISTING CARRIAGEWAY AND TO BE INSTALLED BY THE SUBDIVIDER.

TREATMENT OF RESIDENTIAL INTERFACE TO COMMONAGE ROAD AND PARALLEL LOCAL ROADS WILL GENERALLY BE REQUIRED WITH DWELLINGS FRONTING ONTO A 20m WIDE LANDSCAPED STRIP (INCLUDING PLANTING OUT WITH VEGETATION AND FORMATION OF BUND, WHERE REQUIRED) TO COMMONAGE ROAD.

COMMONAGE LANDSCAPE BUFFER WITHIN PORTION

OF ROAD RESERVE

ROAD

POSSIBLE ROUNDABOUT LOCATION AND POTENTIAL LINK TO VASSE BY-PASS. IF THE ORANGE ROUTE IS NOT SELECTED BY DOP / MRWA, THE BEND MAY REQUIRE RE-ALIGNMENT AND UPGRADE TO ALLOW TRAFFIC FOR THE DESIGNATED SPEED LIMIT.

FUTURE ROAD CONNECTION TO COMMONAGE ROAD AND ASSOCIATED SURROUNDING ROAD NETWORK TO BE SUBJECT TO DETAILED ROAD DESIGN / TRAFFIC CALMING MEASURES AT THE SUBDIVISION STAGE TO DISCOURAGE INAPPROPRIATE THROUGH TRAFFIC.

LEGEND:

STRUCTURE PLAN BOUNDARY

RESIDENTIAL - R5

RESIDENTIAL - R10

RESIDENTIAL -R12.5

RESIDENTIAL - R20

RESIDENTIAL - R30

RESIDENTIAL - R40

PRIMARY SCHOOL

RESTRICTED BUSINESS AND OFFICE

TOURISM

PUBLIC OPEN SPACE

PEDESTRIAN LINK

LANDSCAPE BUFFER

AREA SUBJECT TO SEPARATE LDP

DEVELOPMENT SUMMARY

Total Area Residential 91.74 ha

R5 1.81 ha R10 3.63 ha R12.5 2.70 ha R20 59.73 ha R30 17.62 ha R40 3.34 ha R20/R40 2.91 ha

Commercial 9.20 ha Restricted Business and Office 7.44 ha Tourism 1.76 ha

Open Space 32.68 ha

P.O.S. SUMMARY

Total Area Total % Total Structure Plan Area 263.12 ha Deductions

Primary School 3.50 ha Golf Course / Lakes 81.38 ha Surface area of waterbody 2.37 ha Restricted Business and Office 7.44 ha Tourism 1.76 ha Landscape Buffer 3.61 ha Conservation (restricted access) 10.76 ha

Total Deductions 110.82 ha Gross Subdivisible Area 152.30 ha P.O.S. Supplied (Unrestricted -

RESIDENTIAL -R20/R40 EXISTING LOT BOUNDARIES

WATERBODY

Local Parks Landscape Buffer

Education Primary School (x1)

29.07 ha 3.61 ha 3.50 ha 3.50 ha

Sport & Recreation) POS Provision as Percentage of Gross Subdivisible Area

18.31 ha 12.0%

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PART TWO: EXPLANATORY REPORT


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1 Planning background

1.1 Introduction and purpose The purpose of the Structure Plan amendment is to modify the residential lot layout on lot 41 and the western portion of lot 9071 to provide a greater variety of lots sizes and to facilitate a more efficient road layout. The amendment also seeks a minor adjustment to the Public Open Space on lot 9071. The proposed modifications to the Structure Plan are shown in Figure 2: Proposed Structure Plan Amendments.

1.1.1 Land description

The subject land comprises Lots 41 and the western portion of Lot 9071, Commonage Road, Dunsborough as shown in Figure 3: Location plan.

1.1.2 Location The subject land is located at the southern edge of the Dunsborough Lakes Estate with frontage to Commonage Road along its southern boundary and adjoining rural residential development to the west and residential development to the east. The site is located approximately 2 kilometres south of the Dunsborough town centre and approximately 22 kilometres east of the Busselton City centre.

1.1.3 Area and land use

Details of the subject land are included in Table 2 below and can be seen in Figure 3. Lot 41 together with Lot 40 to the north, were previously owned by the Water Corporation and used as a Waste Water Treatment Plant (WWTP) which was operational between 1982 and 2001. The site was then decommissioned, with treatment pond levelling and the removal of storage tanks and sludge completed by June 2004.

A Structure Plan modification No. 2 was approved in November 2018 to include lots 40 and 41 into the Dunsborough Lakes Structure Plan.

Ownership of Lot 41 was transferred from the Water Corporation to DMG Properties (WA) Pty Ltd in June 2019.

The area subject to this Structure Plan modification is a portion of lots 41 and 9071 as shown in Figure 3, which has a calculated area of 11.0234.

Lot 9071 is a balance of title lot to the residential development occurring as part of the Dunsborough Lakes Estate with lots established around Diamante and Kawana Boulevards.

The land subject to this modification has historically been used for agricultural purposes, mainly being livestock grazing. The land is mostly cleared with scattered vegetation. Legal description and ownership

Table 2: Land ownership details the legal land description as well as identifying land ownership. Both land parcels form part of the development managed by Urban Quarter.

Copies of Certificates of Title are available in Appendix A.

Lot Certificate of Title

Plan/Diagram Area of lot

Ownership

9071 2974/134 DP 416333 9.0352ha Daws & Son Pty Ltd

41 2948/114 DP 413522 12.5515ha DMG Properties (WA) Pty Ltd

Table 2 Land ownership


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Proposed Structure Plan Amendment

Existing Approved Structure Plan

Figure 2: Proposed Structure Plan Amendments


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Figure 3: Location plan


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1.2 Planning framework

1.2.1 Leeuwin-Naturaliste Sub-Regional Strategy

The Leeuwin-Naturaliste sub-regional strategy is an overarching planning document that guides the future planning and development of all the land within the local government areas of the Shire of Augusta-Margaret River and the City of Busselton.

The Strategy identifies Dunsborough as the service and visitor centre for the surrounding localities of Quindalup, Quedjinup, Naturaliste and Yallingup. The area has grown rapidly over the past 20 years with a population of 6,039 recorded for the urban area of Dunsborough and neighbouring Quindalup at the 2016 Census.

The Strategy map shows the subject land as ‘Urban’.

1.2.2 City of Busselton Local Planning Scheme The subject land is currently within the ‘Special Use Area’ ‘Special Provision No.42’ (SP42) under the City of Busselton’s Local Planning Scheme No. 21 (LPS21). Subdivision and development shall be in accordance with the provisions, contained in Schedule 3 of the Scheme text and an endorsed Structure Plan.

1.2.3 City of Busselton Local Planning Strategy The draft Local Planning Strategy was formally adopted by Council in September 2016 and is currently awaiting approval by the Western Australian Planning Commission.

The draft LPS identifies Dunsborough as one of the three highest order settlements with a permanent ultimate population of up to 20,000 people.

The subject land is identified as ‘Current Urban Growth’ with a small portion identified for ‘Reserves’ and ‘Open Space’. The map also identifies the site within Area No.12 on the Urban Growth Framework Table and Strategy Map, which refers more directly to the current development of Dunsborough Lakes, however, is still relevant to the future development proposed for Lot 41, due to its proximity and connectivity to the Dunsborough Lakes Estate. Moreover, approved Amendment No 27 has included the subject land in the ‘Special Purpose (Dunsborough Lakes Development Area)’.

1.2.4 Planning policies - Liveable Neighbourhoods

Liveable Neighbourhoods is the WAPC’s primary policy for the design and assessment of structure plans (regional, district and local) and subdivision applications for new urban (predominantly residential) areas including major regional centres, on greenfield and large infill sites. Liveable Neighbourhoods is therefore applicable to Dunsborough Lakes.

Liveable Neighbourhoods defines the design objectives and principles of subdivision and development by each of the design elements, being Community Design, Movement Networks, Activity Centres, Lot Design, Public Open Space and Education.

The Structure Plan complies with the principal objectives and intentions of Liveable Neighbourhoods.

1.2.5 Planning in Bushfire Prone Areas

State Planning Policy 3.7 Planning in Bushfire Prone Areas (SPP 3.7) directs how land use should address bushfire risk management in Western Australia. It applies to all land which has been designated as bushfire prone by the Fire and Emergency Services (FES) Commissioner as highlighted on the Map of Bush Fire Prone Areas.


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SPP 3.7 seeks to guide the implementation of effective risk-based land use planning and development to preserve life and reduce the impact of bushfire on property and infrastructure. It applies to all higher order strategic planning documents, strategic planning proposals, subdivision and development applications located in designated bushfire prone areas (unless exemptions apply). This policy also applies where an area is not yet designated as bushfire prone but the proposed development is planned in a way that introduces a bushfire hazard (e.g. revegetation).

The Dunsborough Lakes Structure Plan No. 2, which included the land subject to this modification, provided a Bushfire Management Plan (BMP) to support the inclusion of the land within the Dunsborough Lakes Structure Plan. The BMP was prepared in accordance with the Guidelines and addresses all of the requirements to satisfy SPP 3.7 specific to the strategic planning stage for this project.

The BMP concluded that the bushfire hazards within and adjacent to the project area and the associated bushfire risk is readily manageable through standard management responses outlined in the Guidelines and AS 3959–2009 Construction of Buildings in Bushfire-Prone Areas (AS 3959). It is considered that on implementation of the proposed management measures within the BMP, the project area will be able to be developed with a manageable level of bushfire risk whilst maintaining full compliance with the Guidelines and AS 3959.

Further advice was sought in relation to this proposed modification to the Structure Plan and this is provided in Appendix B, Significance Survey and Bushfire Advice.

1.2.6 Dunsborough Lakes Structure Plan – Previous Amendments

The WAPC approved Amendment No. 1 to the Dunsborough Lakes Structure Plan on 30 October 2018.

Amendment No. 1 amended the Structure Plan by introducing ‘Residential’ and ‘Restricted Business and Office’ land uses to Lot 1150 Commonage Road and reducing the area of LDP 2 (formerly DLAP 2) to border the proposed ‘Restricted Business and Office’ component only and introducing new LDP areas 3 and 4 to the Aged Persons Dwellings and R40 development cells.

Amendment No. 2 is compatible with Amendment No. 1, and updates the structure plan map, development summary statistics and Planning Policy Statements, as appropriate.

As part of the process of preparing Scheme Amendment No. 27 and Structure Plan Amendment No. 2 for Lots 40 and 41 Commonage Road, Dunsborough, the structure plan Planning Policy Statements have been incorporated – and modified, where appropriate.

Planning Policy Statement No. 8 in the original Dunsborough Lakes Structure Plan (and carried over into Amendment No. 1) included five sub-points. Some of these sub-points have already been addressed, or are no longer relevant to the site.

The following points describe how Amendment No. 2 has addressed the Planning Policy Statements most relevant to Lots 40 and 41 Commonage Road:

• The amended Structure Plan provides suitable linkage points to the existing and proposed

development of the Dunsborough Lakes Estate, by way of a road linkage to the east, which continues into the heart of the Dunsborough Lakes Estate. Access onto Commonage Road is provided along the southern boundary and options for linkages to the west of the property are available should redevelopment occur in the future.

• Extensive discussions and negotiations have been had with the City of Busselton as to the

preferred options for development within Lots 40 and 41. These discussions and a review of existing site conditions and supporting documentation resulted in the amended Structure Plan. This plan includes; a residential component within the southern portion of the site, a public open space reservation (with a possible community facility opportunity) within the northern portion, and a central vegetation habitat protection corridor.


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• The site was considered suitable for pursuing residential development and public open space

development in 2013 by the Department of Environment Regulation (DER), when it was formally reclassified as Decontaminated (Unrestricted Use).

• The central remnant vegetation corridor is set aside as POS to protect the more significant quality

vegetation on site and to provide a habitat linkage between Lot 9033 and the vegetation contained in the adjoining properties to the west.

Accordingly, in Amendment No. 2, Planning Policy Statement 8 is modified as follows:

“8. With respect to subdivision and development of Lots 40 and 41 Commonage Road, the

following is required:

o subdivision and development is to be in accordance with the relevant special provisions of SP42 of Schedule 3 of the Scheme.

o The vegetated area at the northern end of Lot 41 to be retained as threatened

fauna species corridor habitat linkage from Lot 30 to Lot 9033 and be included in Public Open Space.

o Provision of a 10 metre-wide buffer in the proposed road verge adjacent Lot 30

Koopin Place to protect threatened ecological community vegetation on Lot 30.”

The amended Structure Plan provides for a variety of uses that are considered suitable for the site. The proposed development is considered compatible with the adjoining Dunsborough Lakes Estate and provides a complementary addition to what has already been developed or is proposed for the area.

The residential component of the design provides for a range of lot sizes and the road network easily transitions into the adjoining development proposed to the east. Linkage options to the west (rural residential development) could occur should this area ever be redeveloped.

In relation to Planning Policy Statement 8, discussions have been held with the City of Busselton with regards to the future acquisition and development of the Public Open Space area, with the inclusion of a recreational oval(s) and sporting facilities for community use.

Structure Plan modification No. 3 relates to Lot 9065 Dunsborough Lakes Drive, Lot 5000 Waterville Road and Lot 9066 Kawana Boulevard, Dunsborough Lakes. The lot 9065 modifications seek to provide a more functional design layout and road network which responds to the bushfire hazards impacting on the allotment.

The modification for Lot 5000 also seeks to “rezone” the lot from ‘Tourist’ and ‘Commercial’ to ‘Residential’ and ‘Tourist’ in order to reflect a land use that is more viable and practical to the changing market trends and economic drivers of the locality. The proposed changes to Lot 9066 seeks to increase the residential density from R20 to R30 to facilitate a range of residential lot sizes and built form typologies.

1.2.7 Pre lodgement consultation

Pre-lodgement consultation has occurred regarding this Structure Plan amendment with the City of Busselton.


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2 Site conditions and constraints The subject land lies on the Southern Swan Coastal Plain and is gently sloping towards the north-east. The majority of the land is sparsely vegetated, with bands of vegetation at the northern and southern ends, and more substantive remnant vegetation through the middle of the subject land, including seasonal wetlands.

Historically, the area was part-cleared for pastoral land uses prior to part of the land being used for a WWTP (now de-commissioned).

2.1 Biodiversity and natural area assets

2.1.1 Environmental assessment

A flora, vegetation and fauna survey of the subject land was previously undertaken (Coffey Environments, 2012) and was provided as a supporting document to Structure Plan Modification No. 2 to include the subject land with the Dunsborough Lakes Structure Plan.

In March 2019, Ecosystem Solutions completed a Flora and Fauna Significance Survey for the land subject to this Structure Plan modification. The results of this field survey and those of a subsequent survey in November of 2019 were used to compile the report Flora, Vegetation and Fauna Significance Assessment, which is included in Appendix B.

Based on the assessment and analysis of results and:

• given the degraded condition of the site;

• that there were no signs of endangered flora;

• no evidence of utilisation of flora by Black Cockatoo species; and

• there would be minimal impact to Western Ringtail habitat,

a referral under the EPBC Act is not considered to be required as any proposed actions are unlikely to significantly impact on the species or local populations.

Although no Threatened Ecological Community (TEC) was identified on the site, a TEC has been determined to be located on the neighbouring Lot 30 to the west.

Previous discussion and correspondence with the Department of Biodiversity, Conservation and Attractions (DBCA) advised the need for a buffer to the TEC be allowed for within the Structure Plan. Although, Modification No. 2 provided for a widened road reserve along the boundary, while the installation of services within the road reserve could possibly disturb the roots of the trees on the boundary of lot 30, it is considered more appropriate to protect the strip along the boundary within a Public Access Way (PAW).

Managed vegetation within the PAW would allow for adequate setback from vegetation to R10 lots backing onto the PAW in terms of Bushfire Management.

The PAW would also provide for pedestrian access to and from Commonage Road and the school on Cornerstone Way to the proposed sporting grounds on Dunsborough Lakes Drive.


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2.2 Landform and soils

2.2.1 Topography

The land subject to this modification is generally composed of a gently sloping plain that falls from the south-west corner (approx. RL of 18m AHD) to the north-east corner (approx. RL of 12m AHD) near Kawana Avenue.

The slope of the site varies between 1:120 and 1:20, with the average being around 1:100. The steepest points are around the isolated sand rises.

2.2.2 Acid sulphate soils

A number of geological investigations have been undertaken previously within the Dunsborough Lakes Structure Plan area with preliminary Acid Sulphate Soil investigations indicating only slight potential acidity in the soils with the pH ranging from 4.2 to 7.6.

The investigations show that ASS and PASS are present but the values are low and scattered. This matches the Department of Water and Environmental Regulation ASS risk map for the area, which shows a moderate to low ASS risk.

2.3 Groundwater and surface water The Lot 10 Commonage Road Dunsborough Lakes Local Water Management Strategy (LWMS) was prepared in response to the Rezoning and Structure planning process for the former Water Corporation site. This LWMS was written to predominately complement the approved overall Dunsborough Lakes LWMS. This is so that the water management works undertaken for this site are closely aligned with the greater area.

The objective of the LWMS is to detail the best management practices approach to water management that will be undertaken specifically for this development, as well as how it will dovetail into the adjoining development areas. This will include managing, protecting and conserving the total water cycle of the local environment and the greater catchment.

The subject land drains generally north-eastward via overland sheet flow. This water then discharges into the existing developed area and the drains along Commonage Road. This water eventually enters Toby Inlet via a single discharge point at the corner of Caves Road and Commonage Road.

2.4 Bushfire hazard In accordance with SPP 3.7, Planning in Bushfire Prone Areas, a Bushfire Management Plan (BMP) was prepared for the former Water Corporation site (Strategen, 2016) and supported by Bushfire Advice provided by Ecosystem Solutions (Nov, 2019) which can be found at Appendix B.

The purpose of the BMP is to provide strategic level guidance on how to plan for and manage the bushfire risk to future assets of the project area by demonstrating a commitment from the developer to implement a range of bushfire management measures at future planning stages.

Results of the BAL contour assessment indicate that some proposed lots are affected by a BAL rating greater than BAL 29, however, the impact from this rating on affected lots is minimal and can be completely avoided through adoption of building setbacks where required and these will form part of mandatory APZ requirements. Building setback distances for individual lots to avoid BAL–40 areas will be confirmed at the subdivision stage.

The remnant vegetation areas to be retained as part of the development are not considered to present any bushfire threats to the development. Standard fuel management within the southern POS corridor adjacent to Commonage Road is proposed to be undertaken to ensure this area does not present a bushfire hazard to the future development.


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The assessment of the structure plan indicates that the proposed internal road network, mandatory building setbacks and staged development will ensure separation distances between proposed development and classified vegetation are suitable to achieve a rating of BAL-29 or lower.

Proposed residential R10 density lots with rear boundaries adjacent to POS or the western PAW will have an increased rear setback to accommodate the BAL setback from neighbouring vegetated areas.

On the basis of the information contained in the BMP, it is considered the bushfire hazards within and adjacent to the project area and the associated bushfire risk is readily manageable through standard management responses outlined in the Guidelines and AS 3959.

Figure 4 below indicates the areas within the site with greater than BAL-29 rating.

Figure 4: Areas within the Site with greater than BAL-29 Rating


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3 Land use and subdivision requirements The landowners are looking to pursue a residential development within the subject land, consistent with the adjoining Dunsborough Lakes Estate.

The land uses proposed as part of the development comprise low to medium density residential ranging from R10 to R30, allowing for a variety of lots sizes and market demand.

The breakdown of land use areas is detailed in the Structure Plan Table (Table 1) and identified on the Structure Plan map (Figure 1: Dunsborough Lakes Structure Plan – Amendment No. 6).

The structure plan amendment report is supported by Significance Survey and Bushfire Advice for the land subject to this modification.

3.1 Design principles The proposed design modifications for the subject land is influenced by the change of ownership of lot 41, which when sold by the Water Corporation was purchased by the same owner of lot 9071. This allowed certain efficiencies in design to be utilised without the need for consideration of multiple lot owners and servicing considerations.

The footprint of residential development remains mainly unchanged apart from a consolidation of the boundary between the POS and residential R10 lots proposed on lot 9071. It is considered the R10 density adjacent to the POS will assist in maintaining the rural amenity of the area and provide an appropriate transition with the adjoining rural properties to the west. Uniform fencing will be constructed between the PAW and POS to ensure applicable and consistent interface with residential boundaries.

A PAW is proposed on the western edge of the modification area to allow for pedestrian access between the sporting grounds to Commonage Road and the school on Cornerstone Way, south west of the site. The PAW also acts as a buffer between the TEC identified on the neighbouring lot 30 and the proposed R10 residential lots.

The lot layout concept, proposed PAW and modification to the POS is shown in Figure 5.

3.2 Public open space The Dunsborough Lakes Structure Plan provides for a variety of Public Open Space functions that contribute to the quality of lifestyle and conservation within the community.

The development proposed for the subject land is well placed in relation to the existing open space areas within the overall Dunsborough Lakes Structure Plan and the open space areas proposed as part of the future development of the site.

In June 2018, the City of Busselton purchased lot 40, to the north of lot 41, from the Water Corporation for the development of recreational sporting fields and a possible community use site.

The northern portion of lot 41, as part of modification No.2, is proposed to become POS for habitat conservation.

The consolidation of the POS and residential boundary on lot 9071 has resulted in a reduction of POS of approximately 900m² (see Figure 4). As a result, the POS Summary Table has been updated to include the outcomes of the development proposed within the subject land.

These outcomes show that the overall structure plan provides for 12.11% Public Open Space - well in excess of the Liveable Neighbourhoods requirement of a minimum of 10%.

Given the proximity of the future sporting fields and conservation area to the proposed development, the fact that the overall POS area for the Dunsborough Lakes Structure Plan area exceeds the required 10% under the Liveable Neighbourhoods policy, it is considered adequate POS has been provided for.

A calculation of the POS is shown in Table 3 and areas identified in Figure 6.

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Figure 5: Concept Lot Layout

0 40 80 120 160 200 1 : 4,000 @ A1 Unauthorised reproduction or amendment not permitted. Please contact the author.

ASHBROOK

DUNSBOROUGH LAKES DRIVE

COMMONAGE ROAD

LEGEND: DEDUCTIONS: UNRESTRICTED POS: STRUCTURE PLAN BOUNDARY 263.12 ha CONSERVATION (RESTRICTED ACCESS) 10.76 ha

SURFACE AREA OF WATER BODY 2.37 ha

LANDSCAPE BUFFER 3.61 ha

GOLF COURSE 81.38 ha

TOTAL DEDUCTIONS 98.12 ha

SPORT 5.59 ha

RECREATION 12.72 ha

TOTAL UNRESTRICTED POS 18.31 ha

PLAN REF:

Rev No: DATE:

132985-4-002 B 09 JULY 2021

CLIENT: DAWS & SONS PTY LTD DRAWN BY: JLS CHECKED BY: JC

DUNSBOROUGH LAKES STRUCTURE PLAN - OVERALL

PUBLIC OPEN SPACE ALLOCATIONS

URBAN DESIGN Level 4 HQ South 520 Wickham Street PO Box 1559

QLD 4006 Fortitude Valley T +61 7 3539 9500 W rpsgroup.com

© COPYRIGHT PROTECTS THIS PLAN

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Public open space schedule

Calculation of Required POS Provision

Total site area (ha) 263.1246

Deductions

Environmental 0.0000

Conservation Category Wetland 0.0000

Bush Forever 0.0000

Regional Open Space Reserves 0.0000

Restricted Access Conservation Areas 10.7656

Surface area of natural water bodies 2.3785

Vegetated Buffer 3.6100

Infrastructure

Rail Reservation 0.0000

Regional Road Reservations, widenings - Primary/Other 0.0000

Public utilities (include pump station sites, transmission corridors) 0.0000

Drainage (steep sided drains and basins) 0.0000

Non Residential Land Uses

Primary School 3.5000

High School 0.0000

Activity centres, commercial, retail (excluding residential component) 9.2190

Public Purpose Reserves (golf course) 81.5910

Other

Surplus Restricted Public Open Space Not Credited 0.0000

Total Deductions

Total Deductions 110.9841

Gross Subdivisible Area (total site area minus deductions) 152.1405 Required Public Open Space (10%) 15.2141

Breakdown of POS Provided

Restricted Public Open Space

Conservation Category Wetland Buffer (up to 50m) 0.0000

Resource Enhancement, multiple use wetland or similar and associated buffers (up to 30m) 0.0000

Reserved land encumbered by easements ie powerlines, sewer gas - deemed suitable for POS 0.0000

Total Restricted POS 0.0000

Maximum 20% credit 0.0000

Total Restricted POS Credited to a maximum of 20% 0.0000 Surplus Restricted POS Not Credited i.e. over the maximum 20% 0.0000

Unrestricted Public Open Space: by function (refer Note 4)

Sport 5.59

Recreation 12.72

Nature 0.0000

Total Unrestricted POS 18.31

Total Unrestricted POS 18.31

Total 18.31

POS Provision as Percentage of Gross Subdivisible Area 12%

Table 3 Public Open Space Calculation


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3.3 Residential The Structure Plan modification provides for approximately 150 residential lots on lots 41 and 9071 Commonage Road, the design of which is consistent with current WAPC policies including Liveable Neighbourhoods and the Residential Design Codes.

Although the number of lots is similar to that proposed in the current Structure Plan, modification to the road layout and the introduction of residential density R10 to lots backing onto the POS and PAW.

A Residential coding of R20 is to be applied across much of the site, with R30 lots in locations adjacent to the POS and central cell. The lot yield and alternate residential density codes provide a range of lot sizes to accommodate different needs, whilst remaining consistent with the adjoining Dunsborough Lakes Estate.

3.4 Movement networks

3.4.1 Road alignment and access

The road alignment for the proposed development ensures connectivity between the subject land and the adjoining development to the east. Access from the existing road, Kawana Boulevard, connects the development to Diamante Boulevard which continues north to Dunsborough Lakes Drive and Princeville Avenue which leads out onto Commonage Road.

Consistent with the road design shown in Structure Plan Modification No. 2, a single centralised access point has been provided off Commonage Road, to control access entering/exiting from this road.

The access point to Lot 41 from Commonage Road is located to ensure satisfactory sight lines.

3.5 Infrastructure servicing The proposed development of the subject land will require connection to infrastructure services. These are readily available due to provision for other existing and planned development in the adjoining Dunsborough Lakes Estate.

3.6 Developer contributions arrangements Under LPS21, the subject land is included in Special Control Area (SCA) Development Contribution Area (DCA 1) pursuant to Schedule 11 of LPS21 and will attract Community Facilities precinct contribution rates (per dwelling/lot) applicable for the Dunsborough and Quindalup precinct at the subdivision stage.


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4 Conclusion This modification to the Dunsborough Lakes Structure Plan provides for a more functional road layout and to provide greater housing diversity, choice and affordability, while maintaining consistency with the existing Dunsborough Lakes development.

The amendment to the design is guided by the objectives and principles of Liveable Neighbourhoods, and is in accordance with the relevant State Planning Policies, the City of Busselton’s Local Planning Scheme No. 21 and Strategy.


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5 Technical Appendices

Technical Appendices index

No.

Document title

Approval required or supporting document

Approval agency

Approval status

A

Certificates of Title Supporting

document N/A

N/A

B

Significance Survey and Bushfire Advice Lots 41 & 9071 Commonage Road, Dunsborough

Supporting document

DWER

Approved

Note: Copies of all technical appendices are provided electronically.

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