forrestdale business park structure plan€¦ · forrestdale business park structure plan . part 1:...

FORRESTDALE BUSINESS PARK STRUCTURE PLAN

MAY 2009 (REVISED JUNE 2010) Prepared by: Taylor Burrell Barnett

187 Roberts Road SUBIACO WA 6008 Phone: 9382 2911 Fax: 9382 4586 [email protected]

Parsons Brinkerhoff Australia Pty Ltd Engineering Consultants Epcad (work completed to October 2005) and Urbis Landscape Architects 360 Environmental Environmental Consultants

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STRUCTURE PLAN MAP REVISED DECEMBER 2016

DOCUMENT HISTORY AND STATUS

Job No. 04/109

Author Isla Finlay

Document Version Rev 16

Revision Date Issued Reviewed by Approved by Date Approved

Rev 3 20.06.05

Rev 4 18.07.05

Rev 5 17.08.05

Rev 6 14.10.05

Rev 7 12.06.07 Lex Barnett Lex Barnett









Rev 16 04.11.09 Rosalind Serventy Lex Barnett

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STRUCTURE PLAN MAP REVISED DECEMBER 2016

TABLE OF CONTENTS OVERVIEW I

INTRODUCTION I PURPOSE I OBJECTIVES I REPORT FORMAT I

PART 1: STRUCTURE PLAN 1 SUBJECT AREA 1 LAND DESCRIPTION & TENURE 2 STRUCTURE PLAN 3 PREFERRED USES 4

General Industry 4 Highway Commercial 4 Industrial Enterprise 4 Service Commercial - Bulky Goods 4 Service Commercial 4 Mixed Business 4

LOT SIZES 5 PREFERRED LAND USES 5 DEVELOPMENT CONTROL 6 CELL STRUCTURE PLANS 6

Cell A 6 Cell B 6 Cell C 6 Cell D 6 Cell E 7

PROPOSED ROAD NETWORK 9 Ranford Road/Forrestdale Business Park Main Entrance Intersection 9 Armadale Road/Forrestdale Business Park Main Entrance Intersection 9 Impact on Ranford Road/Tonkin Highway Intersection 9

SUMMARY OF TRAFFIC CONSIDERATIONS 9 OPEN SPACE & DRAINAGE 10 LANDSCAPE 10

POS and Drainage Basin 11 Streetscapes 13 Stock Procurement 15 Earthworks & Soil Preparation 15 Irrigation 15

SERVICES 16 Stormwater Drainage 16 Earth Works 16 Finished Levels 17 Water Supply 20 Wastewater 20 Telecommunication 20 Gas 20 Underground Power 20

IMPLEMENTATION 22 Structure Plan Adoption 22 Finalisation of Scheme Amendments 17 and 18 22 Staging 22 Cell Structure Plans 22 Subdivision 22 Development 22

PART 2: EXPLANATORY REPORT 24 PLANNING FRAMEWORK 24

Armadale Redevelopment Scheme 2004 24 Armadale Redevelopment Authority Concept Plan 2004 25

Local Area Implementation Plan for Sustainability (LAIPS) 25 LAIPS Implementation Plan 25 Forrestdale Business Park Precinct - Draft Subdivision Guidelines 25 Forrestdale Business Park Precinct - Development Guidelines 25

PAST STUDIES 26 Forrestdale Industrial Business Park Structure Plan (July 2002) 26

EXISTING SITUATION 27 Current Uses 27 Surrounding Pattern of Land Use 27 Metropolitan Region Scheme 27 City of Armadale Town Planning Scheme No. 4 28 Existing Road Hierarchy 29 Landform 29 Soils 29 Hydrology 30 Groundwater 32 Local Water Management Strategy 32 Implications for Structure Plan 33

EXISTING FLORA & VEGETATION 34 Vegetation 34 Vegetation Condition 35 Threatened Ecological Community (TEC) 35 Significant Flora 35 Wetlands 35 Buffers to Southwest Conservation Category Wetland (CCW) 36 Development Recommendations 36

TRAFFIC CONSIDERATIONS 37 Methodology 37 Assumptions 37 Forecast Traffic Volumes 39 Conclusions 39

OPPORTUNITIES & CONSTRAINTS 41 Tonkin Highway 41 Gateway to the City 41 Wastewater Buffer Zone 41 Western Power Easement 41 Water Supply 43 North-South Spine Road/Water Corporation Pipe Line 43 East-West Spine Road 43 Conservation Category Wetland & Drainage Basin 43 Indigenous Heritage 43

RECOMMENDATIONS OF LAIPS 50

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Overview INTRODUCTION

This report has been prepared on behalf of the Armadale Redevelopment Authority by Taylor Burrell Barnett in collaboration with Parsons Brinkerhoff Australia Pty Ltd, Urbis Pty Ltd and 360 Environmental. Parsons Brinkerhoff specialise in the provision of engineering consultancy. Urbis is a broadband multi-disciplinary practice providing landscape architecture specialisation., building upon earlier work undertaken by Epcad Landscape Architects. 360 Environmental have provided the environmental input into the study.

Bennett Consulting and ATA Environmental have also provided expert botanical advice, while Transcore Pty Ltd has assisted in the resolution of traffic and transport matters.

PURPOSE

This report (hereafter referred to as ‘the Structure Plan’) has been prepared to guide the development of an area of land known as the Forrestdale Business Park Precinct. The subject land forms part of the Armadale Redevelopment Area and comprises 35 landholdings held across 21 individual or syndicated ownerships.

The Structure Plan seeks to provide a broad development framework that will enable each of the landholdings to be developed within the context of a developer contribution structure, objectives, and a prescribed pattern of land use. The Structure Plan also offers implementation mechanisms for the action of both the regulatory authorities and the landowners/developers.

OBJECTIVES

The Objectives of the Structure Plan are to:

Encourage the development of a well designed unified and sustainable Business Park to accommodate the full range of service-commercial and industrial needs.

Create a major new business/industrial hub, which will generate local jobs and a diversity of enterprises consistent with the Armadale Redevelopment Authority’s objectives to stimulate economic activity in the region.

Give clear direction for more detailed planning of the various development cells.

Identify redevelopment works for inclusion in the contribution plan.

Recognise the prominent location of the Business Park at the western entrance (or ‘gateway’) to the City of Armadale.

Retain planning flexibility within the Business Park to accommodate changing circumstances and market forces.

Provide for infrastructure services, development opportunities, landscaping and drainage consistent with sustainability objectives.

Ensure a consistently high quality approach to landscaping and drainage along roads, gateways and lots throughout the Business Park.

REPORT FORMAT

This report comprises two parts:

Part 1: Structure Plan Part 2: Explanatory Section

Separation of the content in this manner allows the requirements of the Structure Plan to be read in isolation; meaning that, for the purposes of implementation, the reader needs only reference Part 1, together with the Armadale Redevelopment Authority’s ‘Forrestdale Business Park Precinct Subdivision Guidelines’, and ‘Site Development Guidelines’.

Part 2 includes some of the background data compiled during preparation of the Structure Plan. Part 2 is essentially a synopsis of the current planning framework, the condition of the site, and the various other elements that may impact on the Structure Plan.

Owing to the breadth of data that has been prepared in relation to the Forrestdale Business Park Precinct, Part 2 is only a summary and full copies of all consultant reports are appended to this document for reference purposes. These works include:

Parsons Brinkerhoff - (Consolidated) Forrestdale Business Park Geotechnical and Storm Water Drainage Study; Parsons Brinkerhoff – District Water Management Strategy, May 2007 Urbis – Forrestdale Business Park Landscape Master Plan; Transcore - Forrestdale Business Park Armadale Road/Ranford Road Traffic Modelling Final Report; and Bennett Environmental Consulting – Vegetation and Flora of the Forrestdale Business Park, Armadale, Western

Australia. ATA – Forrestdale Business Park Wetland Assessment, April 2005

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Part 1: Structure Plan SUBJECT AREA

The Structure Plan area comprises 188 hectares of land bound by the Tonkin Highway, Ranford Road and Armadale Road. The site is located approximately 4 kilometres west of the Armadale City Centre and 9 kilometres east of the Kwinana Freeway. Figures 1 and 2 illustrate the extent of the Structure Plan area in relation to the sub-region and the Armadale Redevelopment Area, respectively.

Figure 1 – Location Plan (Not To Scale)

Figure 2 – Armadale Redevelopment Area (Not To Scale)

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Figure 3 – Subject Landholdings (Scale 1:10,000 @ A3)

LAND DESCRIPTION & TENURE

Those properties included within the Structure Plan are outlined in Figure 3. A complete list of landowners as of July 2008 is contained within Appendix 1.

Of the 188 hectares of land included in the Structure Plan, 31.7 hectares (or 16.8%) is held by the Crown. The balance of the land (156.3 hectares or 83.2%) is privately owned.

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STRUCTURE PLAN

The Forrestdale Business Park Structure Plan, shown in Figure 4 illustrates a broad movement network and preferred pattern of land use for the precinct. The key elements of the plan include:

A central north-south spine road connecting Ranford Road with Armadale Road; A primary east-west connection between the Ranford Road-Lake Road

intersection and the centre of the precinct; A Conservation Category Wetland together with a 50m wide wetland buffer; Four (4) secondary entrances into the Business Park; and A 12 hectare drainage basin.

The ultimate subdivision layout and location of all other internal access roads will be determined by individual developers through the preparation of Cell Structure Plans.

A list of the key capital works associated with the Structure Plan is detailed in the ‘Infrastructure Cost Sharing’ section of this report.

Figure 4 –Structure Plan (Scale 1:10,000 @ A3

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Figure 2:Forrestdale Business Park

Indicative Cell Structure

LEGEND

CONSERVATION CATEGORY WETLAND

DRAINAGE BASIN

MIXED BUSINESS

GENERAL INDUSTRY

INDUSTRIAL ENTERPRISE

SERVICE COMMERCIAL

PUBLIC OPEN SPACE

HIGHWAY COMMERCIAL

FORRESTDALE BUSINESS PARK PRECINCT

CELL BOUNDARY

CELL REFERENCE

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SERVICE COMMERCIAL - BULKY GOODS

ROAD INTERFACE AND SHARED USE PATH REQUIREDON AT LEAST ONE SIDE OF DRAINAGE BASIN

ROAD INTERFACE REQUIRED ALONGSIDECONSERVATION CATEGORY WETLAND

THE STATUS OF THIS AREA IS SUBJECT TP FURTER ASSESSMENT AND WILL BEDETERMINED UPON FURTHER ADVICE FROM THE DEPARTMENT OF ENVIRONMEMNT

WESTERN POWER EASEMENT

SERVICE EASEMENT

Scale (A1) 1 : 4,0000m 200m 400m

N Modificaton Description of Modification Date Endorsed

Modificaton 1 Review of Cell D (Forrestdale Business Park East)

Drawn: Urbanism Reference and Date:

C. Verwey UP1502/2M1 dated 24 November 2016

DETAIL TREATMENT TO BE NEGOTIATEDBY DEVELOPER (left in/left out as min standard)

3 RESERVE CLOSURES REQUIRE AMALGAMATION WITHADJOINING INDUSTRIAL ENTERPRISE LOTS

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PREFERRED USES

The Business Park is to be developed for a range of industrial and service-commercial uses. Table 2 of the Armadale Redevelopment Scheme 2004 sets out the uses which may be developed within the Forrestdale Business Park Precinct at the discretion of the ARA. The Structure Plan is to act as a guide as to where these uses are preferred within the Business Park. A rationale for the preferred land use structure follows:

locate heavier industrial uses which can be more intrusive (be it through noise, emissions or by virtue of their scale) away from more sensitive neighbouring rural uses;

ensure that the Armadale Road and Armadale Road frontages are developed with uses befitting of a gateway into the Armadale Strategic Regional Centre ;

enable a service core to be developed at the centre of the Business Park; and safeguard the viability of business by enabling uses that require exposure to passing trade to develop along the

major boundary roads of Armadale Road & Ranford Road, and the major internal spine road.

Clearly the scale and intensity of uses will vary across the site.

The following section further explores the land use structure proposed for the Business Park.

General Industry

Preferred General Industry uses include a wide range of industrial activities, such as those involving manufacturing, processing, storage, wholesaling and/or distribution processes. General industrial uses may also include administrative functions, amenities for employees, and a retail shop front from which goods manufactured on the premises may be sold, where incidental to the core business activity.

General industrial uses have the propensity to be more intrusive than other urban uses. Stringent controls have been put in place (by the WAPC and EPA) to ensure that the siting and operation of general industrial land uses has limited impact on more sensitive uses. Generally the best practice in limiting adverse impacts is to provide separation between uses.

The north-western portion of the FBPP is the most removed from sensitive land uses to the east of the estate. Accordingly, General Industrial uses are encouraged to the west of the north-south spine road and north of the proposed drainage basin.

Potential land use conflict will be ameliorated by the ‘Service Commercial’ interface proposed along the Ranford Road and Armadale Road frontages of the structure plan area.

Sound environmental practices must be observed to ensure that general industry can operate without impacting on the drainage basin and Conservation Category wetland located immediately to the south.

It is considered that large-scale general industrial uses will generate lower traffic volumes than more dense commercial activities. Given that access is constrained along the western sector of Ranford Road (in the vicinity of the future Tonkin Highway grade separated interchange) general industry can locate in this corner of the site without significant impediment to access and therefore without detriment to business operations.

Highway Commercial

Preferred Highway Commercial Uses shall be sited to allow for more commercial uses to develop around the Armadale Road entrance to the Business Park. These commercial uses should support the Business Park (by virtue of the service or product on offer), require the high exposure and access afforded by the location, and most importantly be of high aesthetic quality, appropriate to the ‘face ’ of the Business Park.

Uses may include offices, medical centre, postal distribution centre (with retail shop front), or a trade centre, as an example. A high degree of discretion should be available to the ARA in considering uses within this location, provided a proposal is deemed to satisfy the zoning objectives.

Industrial Enterprise

Preferred Industrial Enterprise uses include service & light industrial uses which can take advantage of generous lot sizes and accessibility to the regional road network.

Industrial Enterprise uses include those activities that may be obtrusive by comparison to service commercial uses, but which are not of a scale or intensity that would be regarded as general industry.

The western portion of the Industrial Enterprise zone overlaps part of an area classified as Conservation Category Wetland, reflecting existing approval by the ARA; the southern portion of the same wetland is also identified as an area subject to further assessment, based on advice that the landowner proposes to seek a reassessment of its status.

Service Commercial – Bulky Goods

Preferred Service Commercial – Bully Goods uses encompass appropriate activities, such as showroom activities of a generally large footprint homemaker / bulky goods retail nature (including hardware) that are under represented in the area, would draw from a wider catchment and that would benefit from an agglomeration of like uses within a defined area.

Services Commercial – Bulky Goods uses shall be developed adjacent to Ranford Road and major north-south internal spine road. These locations are highly visible allowing business to take advantage of passing trade. Service roads are encouraged along these frontages; however negotiating such access will be the responsibility of the developer.

Service Commercial

Preferred Service Commercial uses encompass those uses that are carried out from premises that may have a retail shop from which goods manufactured from the premises may be sold. This shop front may serve as a depot for receiving goods to be serviced.

Service Commercial uses may also include wholesaling, trade and professional services, which by reason of their scale, character, operational and land requirements are not generally appropriate to or cannot conveniently, or economically be accommodated within other centres.

Mixed Business

Mixed Business uses shall be developed to service employees and visitors to the Business Park. Mixed Business uses will generally be more intensive (meaning smaller lot sizes) than elsewhere within the Business Park and will require a higher level of amenity and outlook.

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The objective of developing Mixed Business uses within the Business Park is to:

a) facilitate the provision of commercial services to support businesses and the workforce within the estate;

b) minimise the need for local (work day) convenience retail and support business demand to leave the Business Park and access centres in other localities; and

c) ensure that development within this precinct creates an identifiable central place for functional and legibility purposes.

Mixed Business uses are to be located towards the centre of the FBPP at a key intersection. This central location has been selected, as it is highly prominent and accessible.

The FBPP should provide a high level of service and amenity for daytime users. Mixed Business uses are to be developed across the Business Park such that a service centre or ‘heart’ evolves over time. It will be the location where personal business transactions occur (such as banking, postal services, dry cleaning) and where the employment base can recreate during meal breaks. Some form of deli or lunch bar should be integral to the Mixed Business core.

Expansion of the Mixed Business area will be supported where it occurs in a northern direction, thus improving the link with the public open space located on the western side of the north-south spine road.

LOT SIZES

The following minimum lot sizes are recommended for the Business Park:

Highway Commercial 1,000 m2 Service Commercial - Bulky Goods 1,000 m2 Service Commercial 1,000 m2 Mixed Business: 1,000 m2 Industrial Enterprise: 1,800 m2 General Industry: 3,000 m2

PREFERRED LAND USES

The Armadale Redevelopment Scheme (Table 2) provides for a range of industrial and commercial uses to be approved within the Forrestdale Business Park Precinct at the discretion of the ARA. Table 1 of this Structure Plan identifies which of these uses are ‘preferred’ within the various land use zones described within the Structure Plan.

In reviewing permissible land use the following broad objectives have been taken into account:

To ensure viability of the development through the diversity of land uses. This includes uses that are complementary to the Armadale Strategic Regional Centre. The Structure Plan recognises the importance of the Regional Centre and will contribute to the promotion of a vibrant city; and

Establishing a strong economic driver for the Armadale region that contributes to the development of a sustainable local employment sector.

To ensure the complementary grouping of land uses, protecting industry from the potential conflict caused through to inappropriate positioning of more sensitive uses.

Key

P Permitted by the Scheme provided that the use complies with the relevant development standards and requirements of the Scheme.

D Not permitted unless the ARA has exercised its discretion by granting development approval. PD Preferred discretionary land use. NP Not preferred discretionary land use. X Not permitted.

Table 1 – Preferred Uses within the Forrestdale Business Park

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Amusement Parlour X X X X X X X

Betting Agency X X X X X X X

Caretaker’s dwelling D D D D D D D

Child care premises D NP D D D NP NP

Cinema/theatre X X X X X X X

Civic use X X X X X X X

Club premises X X X X X X X

Commercial hall X X X X X X X

Community purpose X X X X X X X

Consulting rooms X X X X X X X

Convenience store D NP D D PD NP NP

Dwelling X X X X X X X

Educational establishment X X X X X X X

Exhibition centre D D D D D D D

Family day care X X X X X X X

Fast food outlet D NP D NP NP NP NP

Funeral parlour X X X X X X X

Grouped dwelling X X X X X X X

Home business X X X X X X X

Home occupation X X X X X X X

Home office X X X X X X X

Home store X X X X X X X

Hospital X X X X X X X

Hotel X X X X X X X

Industry – general D NP NP NP NP NP PD

Industry – light D NP NP NP NP PD PD

Industry – service D D D PD D PD D

Local shop D D D D PD NP NP

Lunch bar D D D D PD NP NP

Market D NP D NP NP NP NP

Medical centre D PD PD PD PD NP NP

Motel X X X X X X X

Motor vehicle, boat and caravan sales D NP D D NP NP NP

Multiple dwelling X X X X X X X

Office D PD D D PD NP NP

Place of worship X X X X X X X

Reception centre X X X X X X X

Recreation – private X X X X X X X

Residential building X X X X X X X

Restaurant X X X X X X X

Service station D NP D D NP NP NP

Shop X X D X X X X

Showroom D PD PD PD NP NP NP

Storage D NP X NP NP D D

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Tavern X X X X X X X

Trade display D PD PD PD NP D D

Veterinary centre D D D D PD NP NP

Warehouse D NP NP D NP PD PD

DEVELOPMENT CONTROL

General development requirements are set out in Part 5 of the Armadale Redevelopment Scheme (2004). Detailed provisions for development are contained in the Forrestdale Business Park - Development Guidelines. A copy of the Authority’s Site Development Guidelines is appended to this report.

CELL STRUCTURE PLANS

As prospective developers respond to the opportunities created by this Structure Plan, it will be necessary to produce further detailed structure plans or ‘Cell Structure Plans’ as a basis for considering formal subdivision and development applications.

Figure 5 – ‘Indicative Cell Structure’ has been prepared to demonstrate how the Forrestdale Business Park Precinct is to be divided into development cells for the purposes of preparing Cell Structure Plans. Part 7 of the Armadale Redevelopment Scheme should guide preparation of Cell Structure Plans.

It is important to note that Cell Structure Plans may be prepared for more than one cell, meaning that a single Cell Structure Plan may cover the combined area of cells A & B, as an example. The defined cells comprise the following areas:

Cell A ~ 38.91 hectares Cell B ~ 30.25 hectares Cell C ~ 40.60 hectares Cell D ~ 37.09 hectares Cell E ~ 58.28 hectares Landowner cooperation is highly desired in the preparation of Cell Structure Plans. Landowner agreement, or indeed collaboration will allow swifter resolution of development issues and ultimately enable Cell Structure Plans to be prepared, approved and implemented within a shorter timeframe. This will in turn result in development occurring in a more timely fashion, than if the ARA or its agent(s) are compelled to arbitrate the detail of the Cell Structure Plan. It is also anticipated that a more cohesive urban structure will emerge as a result of landowner cooperation.

In addition to defining the various cells, Figure 5 – Indicative Cell Structure illustrates how the FBPP may ultimately be developed. The Indicative Cell Structure reflects the land use allocation prescribed by the broader Forrestdale Business Park Precinct Structure Plan, together with a road network capable of sustaining lots within the prescribed range.

It is the developer’s responsibility to prepare Cell Structure Plans; accordingly the lot layout and road network will be largely at the developer’s discretion, subject to compliance with the ARA’s suite of guidelines and planning controls. This allows the developer to refine the cell structure to reflect the market demand of the time. The timing for preparation of Cell Structure Plans will also be developer driven.

Key land use and development requirements for each cell are as follows:

Cell A Cell A to be developed predominantly for the General Industry Use Class. General Industry minimum lot size requirement is 3,000m2. Lots fronting north-south spine road and Ranford Road to be developed for Service Commercial Use Class. Service Commercial minimum lot size requirement is 1,000m2. Eastern most portion of Cell to be developed for Industrial Enterprise. Industrial Enterprise minimum lot size requirement is 1,800m2. Cell includes portion of drainage basin. Access provided to Ranford Road, via Spine Road. Directly abutting Tonkin Highway Reserve to west.

Cell B Cell B to be developed predominantly for the General Industry Use Class. General Industry minimum lot size requirement is 3,000m2. Lots fronting north-south spine road to be developed for Service Commercial Use Class. Service Commercial minimum lot size requirement is 1,000m2. Cell includes significant portion of drainage basin. Western and southern most boundaries of cell delineated by drainage basin. Eastern boundary of cell delineated by north-south spine road. New sewer pump station to be located within Cell in drainage reserve.

Cell C Cell C to be developed predominantly for the Service Commercial – Bulky Goods Use Class. Service Commercial – Bulky Goods and Service Commercial minimum lot size requirement is 1,000m2. Majority of lots fronting Ranford Road and the major north-south internal spine road to be developed for Service

Commercial – Bulky Goods Use Class. Majority of lots in the southern portion of the cell are to be developed for the Industrial Enterprise Use Class. Industrial Enterprise minimum lot size requirement is 1,800m2. A small portion of land on the north-south internal spine road to the south of the drainage basin to be

developed for the Service Commercial Use Class. Southwest corner of cell (at intersection of spine roads) to be developed for Mixed Business Use Class. Mixed Business minimum lot size requirement is 1,000m2. Access to cell via north-south spine road, secondary access onto Ranford Road and via the Lake Road/Ranford

Road intersection. Western boundary of cell delineated by north-south spine road. Southern boundary of cell delineated by east-west spine road. Cell includes portion of drainage basin.

Cell D Cell D to be developed predominantly for the Industrial Enterprise Use Class. Industrial Enterprise minimum lot size requirement is 1,800m2. Majority of lots fronting internal spine road to be developed for Service Commercial Use Class. Majority of lots fronting Armadale Road to be developed for Service Commercial Use Class. All lots fronting Ranford Road to be developed for Service Commercial Use Class. Service Commercial minimum lot size requirement is 1,000m2. Northwest corner of cell (at intersection of spine roads) to be developed for Mixed Business Use Class. Mixed Business minimum lot size requirement is 1,000m2. Direct access to Ranford Road and Armadale Road via both internal spine roads and two secondary entrance

points. Western boundary of cell delineated by north-south spine road. Northern boundary of cell delineated by east-west spine road. New signalised T-junction to be constructed at intersection of Armadale Road & north-south spine road (signals

to be installed as and when required by MRWA).

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Cell E Cell E to be developed predominantly for Industrial Enterprise Use Class. Industrial Enterprise minimum lot size requirement is 1,800m2. Majority of lots fronting internal spine road, plus a series of lots fronting Armadale Road to be developed for

Service Commercial Use Class. Service Commercial minimum lot size requirement is 1,000m2. Northeast portion of cell (at intersection of spine roads) to be developed for Mixed Business Use Class. Mixed Business minimum lot size requirement is 1,000m2. Southeast corner of cell fronting spine road and Armadale Road (at entry to Business Park) to be developed for

Highway Commercial Use Class. Highway Commercial minimum lot size requirement is 1,000m2. Access provided to cell via both internal spine roads and secondary access onto Armadale Road. Eastern boundary of cell delineated by north-south spine road. New roundabout to be constructed at intersection of Armadale Road & north-south spine road.

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Figure 5 – Indicative Cell Structure (Scale 1:10,000 @ A3)

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Figure 2:Forrestdale Business Park

Indicative Cell Structure

LEGEND

CONSERVATION CATEGORY WETLAND

DRAINAGE BASIN

MIXED BUSINESS

GENERAL INDUSTRY

INDUSTRIAL ENTERPRISE

SERVICE COMMERCIAL

PUBLIC OPEN SPACE

HIGHWAY COMMERCIAL

FORRESTDALE BUSINESS PARK PRECINCT

CELL BOUNDARY

CELL REFERENCE

SHOWROOM ACCESS VIA SERVICE ROAD1

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SERVICE COMMERCIAL - BULKY GOODS

ROAD INTERFACE AND SHARED USE PATH REQUIREDON AT LEAST ONE SIDE OF DRAINAGE BASIN

ROAD INTERFACE REQUIRED ALONGSIDECONSERVATION CATEGORY WETLAND

THE STATUS OF THIS AREA IS SUBJECT TP FURTER ASSESSMENT AND WILL BEDETERMINED UPON FURTHER ADVICE FROM THE DEPARTMENT OF ENVIRONMEMNT

WESTERN POWER EASEMENT

SERVICE EASEMENT

Scale (A1) 1 : 4,0000m 200m 400m

N Modificaton Description of Modification Date Endorsed

Modificaton 1 Review of Cell D (Forrestdale Business Park East)

Drawn: Urbanism Reference and Date:

C. Verwey UP1502/2M1 dated 24 November 2016

DETAIL TREATMENT TO BE NEGOTIATEDBY DEVELOPER (left in/left out as min standard)

3 RESERVE CLOSURES REQUIRE AMALGAMATION WITHADJOINING INDUSTRIAL ENTERPRISE LOTS

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PROPOSED ROAD NETWORK

The proposed road layout includes a major north–south spine road with prime connections to both Ranford Road and Armadale Road. The capacity to achieve signalised or roundabout intersections is proposed for the connection of the north-south spine road with Ranford Road. The intersection of the spine road with Armadale Road will, in the short term, be in the form of a dual lane T-junction. It is understood that this intersection will be signalised by the ARA as and when required by Main Roads WA. An east-west spine road is provided with a major connection to the roundabout at the Lake Road-Ranford Road intersection. In addition, there are a number of secondary connections onto Armadale Road (two connections) and Ranford Road (two connections). The proposed structure plan intersections on Armadale Road are in line with the agreed access system developed by Main Roads WA, Department for Planning and Infrastructure, Armadale Redevelopment Authority and City of Armadale for Armadale Road between Tonkin Highway and Lake Road/ Twelfth Road. The minimum spacing of 200m has been achieved and the locations of these intersections are as per the agreed plan.

The proposed structure plan intersections on Ranford Road should also have a spacing of 200m. In particular the intersection between Armadale Road and Lake Road should be located 200m from both these roads, which is almost halfway between them.

The main entry points to the structure plan area would be the intersections of Ranford Road and Armadale Road and the north-south spine road. As outlined earlier, these intersections are designed to introduce maximum traffic efficiency and flexibility, optimum traffic operations and maximum safety.

Armadale Road is a higher order road than Ranford Road. On the basis of hierarchy it is reasonable to conclude that Armadale Road would function well as the primary entrance into the Business Park. Land use dynamics and the surrounding road network, however, indicate that priority should instead be given to Ranford Road. A brief rationale follows:

Ranford Road enjoys a strong connection with Tonkin Highway, facilitating the dispersal of traffic in a north-easterly direction and towards the Kwinana Freeway.

Armadale Road in turn facilitates traffic movements towards the Armadale Strategic Regional Centre, and adjoining southern suburbs.

In terms of trips made to and from the Business Park it is considered most likely that traffic will gravitate towards the northern entrance on Ranford Road.

As a result two main roundabout intersections are proposed on Ranford Road. The northern intersection links with the north-south spine road and the southern intersection links with the east-west spine road and Lakes Road.

In terms of the Structure Plan more intensive commercial uses are promoted along Armadale Road around the intersection with the north-south spine road. Although not focussed around the primary entrance as might be expected, this land use configuration is proposed because:

Intensive commercial uses that generate higher traffic volumes (such as those permitted within the Highway Commercial Use Class) are not considered compatible with the rural uses located on the northern side of Ranford Road;

Armadale Road represents the gateway into the Armadale Strategic Regional Centre, it is therefore fitting that the Business Park presents a strongly commercial ‘face’ and high quality aesthetic along this frontage; and

The high traffic volumes moving to and from the Armadale Strategic Regional Centre will provide passing trade opportunities for the commercial uses developed along the Armadale Road frontage of the Business Park.

The structure plan access system proposed on Armadale Road is in line with this strategy.

Ranford Road/Forrestdale Business Park Main Entrance Intersection

Traffic modelling data detailed in ‘Part Two – Explanatory Report’, supports an initial T-intersection with a potential future two-lane roundabout proposed at the intersection of Ranford Road and the north-south spine road.

This would operate at a ‘B’ Level of Service1 (which is regarded as good operating conditions) and will result in a maximum queuing distance of approximately 140 metres for eastbound traffic along Ranford Road. This level of queuing will not impact on the current Red Road Reservation of Tonkin Highway interchange along Ranford Road.

Armadale Road/Forrestdale Business Park Main Entrance Intersection

Again, based on traffic modelling data detailed in ‘Part Two – Explanatory Report’ and a commitment by the ARA to install traffic signals as and when required, a dual lane T-intersection is proposed for the main Armadale Road entry. Given forecast traffic volumes an ‘A’ Level of Service can be achieved, indicating minimal queuing on all approaches.

Impact on Ranford Road/Tonkin Highway Intersection

Whilst the Tonkin Highway-Ranford Road intersection is to be constructed as an at-grade intersection, it will later be upgraded to a grade separated interchange when traffic volumes dictate. The necessary road reservation already exists.

The potential impact of the proposed Ranford Road main entry on the Ranford Road-Tonkin Highway intersection was an important factor in determining the final location and design of the entrance intersection. The two intersections are proposed to be approximately 400 metres apart. The principal impact of this spacing between these two intersections is the extent of queuing at each intersection and the impact on traffic flow along Ranford Road. Vehicles may also be required to stop twice within the space of 400 metres.

The assessment of a potential two-lane roundabout shows that queuing on Ranford Road could be expected to be up to 140 metres and as such have no impact on the Tonkin Highway intersection. A signalised intersection would however increase queuing to approximately 680 metres and hence in this situation could be expected to significantly impact on the Tonkin Highway intersection.

This forecast scenario further strengthens the need to construct a two-lane roundabout at the northern entry into the Business Park on Ranford Road should future demand warrant it.

In the situation where the grade separated interchange is constructed in the future it is assumed the configuration would incorporate two signalised intersections on Ranford Road to connect to the Tonkin Highway on and off ramps. In this way the currently proposed signalised intersection would be replaced by the two signalised intersections spaced approximately 100 metres apart.

Again the possible future two lane roundabout proposed for the northern Business Park entry will have no impact on the Tonkin Highway future grade separated access.

SUMMARY OF TRAFFIC CONSIDERATIONS

In conclusion the assessment of the traffic generation for the proposed Forrestdale Business Park indicates that Ranford Road should be dualled with a roundabout at the main entry to the Business Park. Until such time as land acquisition for the dualling is completed, a left in-left out T-intersection will be constructed.

The main entrance from Armadale Road will be constructed as a T-intersection and upgraded to traffic lights should traffic volumes warrant.

1 Level of Service is based on the US Highway Capacity Manual and Austroads Guide to Traffic Engineering Practice and is calculated on the average delay per vehicle. There are six levels of service ranging from A (free flow) to F (severe congestion).

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OPEN SPACE & DRAINAGE

Public open space has been provided in order to accommodate drainage functions, recognised Aboriginal Heritage sites, and significant remnant vegetation. The POS will also perform an aesthetic function and provide passive recreation opportunities for workers.

The size of the proposed POS has been determined largely on the basis of the sites drainage requirements. Any departure from the areas required by this Structure Plan will require demonstration that overall drainage requirements can be accommodated to the satisfaction of the ARA.

LANDSCAPE

Although the Forrestdale Business Park Precinct experiences a series of level changes, the general perception of the area is of a large flat plain. The proposed use of the site (for a range of industrial purposes) requires a robust and large-scale landscape structure. The objectives for the landscape approach to the Forrestdale Business Park are:

To create an aesthetic in scale with the ultimate development; To create a landscape that is not reliant on irrigation, through the use of

appropriate, locally-occurring species wherever possible; To develop a landscape that is integral with, and contributes to, the drainage

management of the area; To create a landscape that is low maintenance; & To retain and enhance existing vegetation where ever practical.

The landscape structure over the site will comprise predominantly indigenous plant species. The tree stock for both street planting and structural massed planting will be made up of species tolerant of the local conditions. The landscape strategy includes the retention of significant vegetation where practical; this includes the retention of an area identified as having significant ecological value.

Figure 6 – Landscape Structure Plan (Source: Urbis) (1:10,000)

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Figure 7 – Landscape Structure Plan 2 (Source: Urbis) (Not To Scale)

POS and Drainage Basin

General

Drainage management measures will be integrated with the landscape wherever practical. The establishment of planting throughout the drainage infrastructure is an essential component, providing erosion resistance and aiding in the control of nutrients and other potential pollutants.

The drainage strategy prepared by Parsons Brinkerhoff proposes the creation of a singular linear drainage basin, integral median drainage and verge drainage swales. These will be complemented by the landscape form and planting. The landscape will reflect the modified ground conditions and groundwater regime and detailed specification of plant species will be subject to the results of post civil works soil testing.

The proposed linear drainage basin is a basic trapezoidal cross section. The intention of the landscape treatment will be the creation of a new wetland habitat of indigenous vegetation. Fringing areas will be planted with a mix of trees and shrubs appropriate to damp and wet ephemeral water bodies. Associated littoral species will form an understorey. The fringing vegetation will become the donor seed sites for longer-term colonisation of the drainage basin. It is intended that seed stock from local district habitats will be secured and broad scale seeding of the areas undertaken post construction. The detailed design and specification of the landscape treatment must incorporate maintenance and management access points and the landscape plans will have to be accompanied by a management plan for establishment and sustained habitat creation on the site.

The interface with the existing Conservation Category Wetland offers the opportunity to create an extended and enhanced habitat range in that locality. Areas of littoral planting will be established around the basin and will eventually colonise the basin area. During the initial establishment period, maintenance (especially weed species suppression) will be undertaken as part of an open space management plan for the area.

Legend

12

Road Verges & Medians

The use of verge drainage areas is required to enable areas of planting to benefit from seasonal ‘passive irrigation’. Species selection will directly reflect the anticipated water regime ranging from permanently dry areas through to seasonal inundation.

The location of swales in verges and medians will create areas that are seasonally inundated and generally wetter than other areas. The resultant plant species selection of littoral plants (sedges etc) for the swales and trees such as Paperbark and Flooded gum (Eucalyptus rudis) will create a distinct landscape character for those areas.

PRIMARY ROAD (indicative) - Non-irrigated reed planting to central median

swale. No tree planting to median - Tree planting to both verges

SECONDARY ROAD (indicative) - non-irrigated reed planting to verge swale - Tree planting to both verges

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Drainage Basin

The linear drainage basin of approximately 9.6 hectares, will be landscaped to create new damp-land and wetland habitat using native species. The interface with the existing Conservation Category Wetland offers the opportunity to create an extended and enhanced habitat range in that locality. Areas of littoral planting will be established around the basin and will eventually colonise the basin area. During the initial establishment period, maintenance (especially weed species suppression) will be undertaken as part of an open space management plan for the area.

Much of the drainage basin will have a direct frontage to road reserves and will be readily accessible to the public.

Detailed design of the basin earthworks will consider ‘shelf’ areas to the banks set at levels to support specific habitats for nesting birds. It may also be possible to create graded areas with ephemeral wet areas specifically designed for bird feeding areas. The detailed landscape plans will also be accompanied by a management plan for the establishment and care of the wetlands.

Streetscapes

General

The public domain is considered important in unifying the scheme. A colourful approach to street planting, with species comparable in size and form to the scale of development, will aid orientation within the site whilst establishing a distinct character for the estate. The tree planting will form a mixture of avenues and informal group planting of trees with under planting of native shrubs.

Planting throughout the site will allow clear vision into development lots and will be planted to veil, but not screen frontages. This is important for the business visibility of lot owners and also for limiting the potential for unobserved crime. Trees will be spaced to reach their full proportions with areas of mass planting being subject to maintenance thinning as they mature. The integration of this verge treatment with the continuity of landscaping to lots will reinforce the identity of the streetscape.

The internal hierarchy of major and minor roads will be reflected in the scale and type of trees used. Landmark locations, such as roundabouts will be emphasised through the use of contrasting ‘sculptural’ planting with formalized groupings of trees and the use of contrasting colours. The use of white barked trees in these areas will create a punctuating element within the structural landscape.

Street tree planting will include:

Allocasuarina fraseriana Banksia attenuata Banksia menziesii Eucalyptus calophylla Eucalyptus marginata Eucalyptus todiana Eucalyptus lane-poolei Eucalyptus ficifolia Eucalyptus laeliae Melaleuca preissiana

Typical Swale Section to Road A

Typical Swale Section to Road B

Typical Section of Main Swale

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Lot Access

Where possible, the provision of shared access to lots will be encouraged, allowing for longer sections of planting along frontages. This approach can also contribute to an overall increase in parking capacity.

Major Junctions

The junction of the two major access roads is to be enhanced by the landscape treatment. Incorporating median strip planting of trees and shrubs, the area is to be highlighted by contrasting more formal planting groups and increased stock sizes. In these locations it is anticipated that localised bore irrigation schemes will be installed to support the larger stock sizes.

Armadale Road, Ranford Road and Tonkin Highway

Landscape treatments along these road frontages will achieve the multiple requirements of:

creating a buffer between the site and adjacent land uses; contributing to the streetscape quality and the ‘public face’ of the site; & enhancing Armadale Road as a gateway to the City of Armadale.

Armadale Road will be landscaped using mass planted natives arranged to both screen and frame views into the site. The use of mass planting’s of native groundcovers such as Kangaroo Paws to the edge of planting bands will provide added interest to this important route.

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Public Art

Public art should be incorporated into the landscape design for the site, including entry designation and signage at key entry and landmark points; signage and interpretation associated with the conservation areas, and for identification and interpretation of Water Sensitive Drainage Management.

In all cases, the scale of the artwork must be appropriate to its setting.

Development Lot Landscape Design

Landscaped areas to lots are designed to be a buffer between verge and hard landscaping whilst allowing visual penetration to complement the built form. Trees and shrubs should maintain the character of the street, utilising native species from this preferred list.

Suggested trees include:

Allocasuarina fraseriana Agonis flexuosa Banksia attenuate Banksia menziesii Eucalyptus calophylla Eucalyptus marginata Eucalyptus todiana Melaleuca preissiana

Suggested shrubs and groundcover plants include:

Adenanthos sericea Agonis flexuosa”'Nana” Anigozanthos flavidus Anigozanthos manglesii Banksia hookeriana Bossiaea eriocarpa Callistemon "Endeavour" Callistemon "Kings Park Special" Callitris preissii Calothamnus quadrifidus Chamelaucium uncinatum Dryandra lindleyana Grevillea "Olivacea" Grevillea crithmifolia Grevillea thelemanniana Hibbertia scandens

Kennedia coccinea Kennedia prostrata Kunzea pulchella Lomandra longifolia Macrozamia riedliei Melaleuca incana EE Melaleuca lateritia Patersonia occidentalis Petrophile linearis Scholtzia involucrata Stylidium repens Tricoryne elator Verticordia drummondii Westringia "Wynyabbie Gem" Westringia fruticosa, Xanthorrrhoea preissii

Stock Procurement

The nursery industry in Western Australia is rapidly addressing the growing demand for indigenous species. Large numbers of plants however can be problematic in securing and advance ordering or contract growing of primary species is recommended correlated to staged development. The wetland species are especially difficult to obtain in large numbers and the advance procurement of littoral plants should be programmed into the construction of drainage basin and road swales.

Earthworks & Soil Preparation

Other than the areas of retained vegetation, all areas of the site will be subject to extensive civil engineering earthworks. These earthworks will change the present soil characteristics prior to the establishment of vegetation. It is therefore essential that the resulting local soil profile is analysed post civil works, to establish soil modification requirements as an integral part of the landscape contract. Post civil works tests should obtain analysis for each of the samples to indicate levels of:

pH; Salinity (electrical conductivity ms/cm); Nitrate (ppm); Labile Nitrogen (ppm); Phosphorous (ppm); Potassium (ppm); Sodium (ppm); Calcium (ppm) Magnesium (ppm); Copper (ppm); Zinc (ppm); Manganese (ppm); and iron (ppm).

Fertiliser and soil improvement regimes will need to directly reflect the post civil works soil tests. Soil additives and slow release fertilisers can then be tailored to suit the exact new site conditions. Soil preparation prior to planting must include eradication of weed species and the surface cultivation of soils to break up any compacted areas. It is important that any herbicides used in close proximity to the created wetlands are Glyphosphate with a modified surfactant.

Irrigation

The primary entry areas into the site and major junctions will have a more formal landscape to form focal nodes. In these locations it is anticipated that permanent irrigation may be considered due to the initial stock sizes used and the level of presentation that will be required. It is in these areas only that irrigated grass will form part of the landscape treatment. To service the landscaped entry statements, a series of shallow bores will be required.

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SERVICES

Stormwater Drainage

A number of stormwater drainage studies have been completed for the business park including regional studies such as the Middle Canning Catchment Reports and the Southern River/Forrestdale/Brookdale/Wungong Urban Water Management Strategy (UWMS). Parsons Brinckerhoff (PB) was commissioned by the ARA to investigate an alternative drainage solution based on a sustainable open swale concept (refer to the Forrestdale Business Park – Local Water Management Strategy, May 2007).

Fundamental to the PB approach is the re-contouring of the existing surface to generally follow the Guilford profile. In doing so, it aligns the direction of surface runoff with the subsurface flows and thereby minimises the amount of imported fill required.

Following the principles of Water Sensitive Urban Design (WSUD) the drainage concept is structured to address the three components of stormwater management. These are:

Lot runoff Catchment Storages Regional Management

Commercial and industrial lots typically produce large volumes of runoff and transport these flows efficiently to the receiving environment, thereby placing the downstream catchment under considerable pressure. The objective of WSUD is to provide progressive treatment (i.e. at-source) so as to better manage the quantity and quality of the stormwater runoffs. To achieve this, consideration should be given for the implementation of one or more of the following:

Pervious pavements - for use in areas of low risk hydrocarbon contamination to encourage infiltration and thereby help reduce the imperviousness.

Soakwells - for use as detention measure for storms up to 1 in 1 year average recurrence interval.

Garden strips - for use in conjunction with subsoil drains along side boundaries to control fluctuating groundwater level. Subsoil drains are to be discharged into the roadway drainage system.

In addition, each development will be required to install a rainwater tank(s) for non-potable use such as garden irrigation and toilet flushing.

Runoff from lots is to be collected by swale drains within the road reserves and conveyed into a series of detention basins. These detention basins are interconnected by a series of 900 mm x 900 mm rectangular box culverts. Discharge into the Forrestdale Main Drain for storms up to 100-year recurrence intervals will be regulated by a riser outlet to control the peak flow rate as stipulated in the UWMS. For storms greater than 10-year recurrence intervals discharge into the Forrestdale Main Drain is via a weir structure.

The drainage swales along the road reserves will serve as the principle stormwater conveyance system for lot runoffs. These swales are to be designed for serviceability for storms up to 10-year ARI and for flood control for storms up to 100-year ARI.

The proposed swale system has two distinct hydraulic advantages over the pipe system. Firstly it helps attenuate flows by increasing the critical storm duration, thus producing runoff that better reflect the pre-developed conditions. Secondly it provides additional storage capacity that otherwise would need to be provided by the basin. Together these benefits reduce the fill required for flood protection.

The swale cross section is governed by the width of the road reserves. For the 27 m reserve along the main spine roads, the drainage swale is to be located within the central median. For the 20 m and 22 m reserve along the minor roads, the drainage swale is to be located on one side of the reserve.

Further reference should be made to PB’s consolidated Water Management Strategy (WMS) during site planning & detailed design.

Earth Works

Earthworks should be carried out in accordance with the requirements of AS 3798-1996. The site should be cleared of vegetation prior to earthworks. Surface filling at the site should be placed in layers and compacted to a maximum compacted thickness of 150 mm (un-compacted thickness of about 300 mm) to achieve a dry density ratio of at least that set out in Table 2.

Table 2 – Compaction Requirements

Application Minimum Dry Density Ratio

Minimum Density (cohesive soils)

Minimum Dry Density Ratio (Perth Sands)

Commercial 98% std 70% 96% mod

Based on performance of the Perth Sand Penetrometer test results it is considered that the overlying sands encountered (not including cemented sands) can be excavated with a nominal 20 tonne excavator. The clayey soils should be able to be excavated with a nominal 20 tonne excavator, however, the soil may be difficult to handle when wet.

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Figure 8 – Proposed Finished Levels (Scale 1:10,000)

Finished Levels

Other than the areas of retained vegetation, all areas of the site will be subject to extensive civil engineering earthworks. Specifically the site will be re-contoured to generally follow the Guilford profile. This comes as a recommendation of Parson Brinkerhoff’s WMS.

The extent of these earthworks will not be consistent across the whole of the area and therefore some landowners will incur greater earthworks costs than others. The need to:

provide a minimum separation between the finished lot level and the underlying impermeable Guildford Formation;

accommodate the preferred drainage strategy; & accommodate the level of the proposed centrally located sewer pump

station.

sets the parameters which then dictate the required finished levels. Given the above, there is a need for a coordinated earthworks plan and cooperation from each of the landowners to meet their respective fill requirements.

In terms of finished levels a maximum fill level of RL 26.5m AHD is proposed for the southeast corner of the site. The proposed finished level at this high point is graded northwest towards the low point of 23.8m AHD around the basin.

Figures 8 illustrates the finished levels required in order to implement the recommended stormwater drainage strategy. Figure 9 illustrates the cut and fill that is needed in response.

The individual developer will fund the cost of earthworks within their own sites. Developers should therefore refer to Figure 9 (& Table 3) in order to establish the earth working requirements relevant to the individual lot.

Please note that on both drawings the existing cadastre is represented by grey line work. The ARA can provide at-scale drawings when developers commence the subdivision, and therefore detailed design phase of works.

Legend

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Legend

Table 3: Estimated Cut and Fill Requirements within Lots (Excluding Basin Earthworks)

Lot No. Estimated Sand Cut (BCM)

Estimated Sand Fill (BCM)

5048 827 12530 3 9740 17165 4 908 33965 5 91 36521

12 0 2594 13 0 29727 14 0 12342 51 85 109160 52 1019 46231 53 2316 22526 54 7697 46995 80 0 138240 82 0 23104

130 5000 22611 131 13727 29684 203 0 37110 296 83 2269 406 242 143 462 16 1613 757 21 2 861 601 31

2300 0 572 2839 0 477 4851 0 47 5057 356194 98021

Allen Rd 6340 26184 Brigade Rd/Lake Rd 25 18409

Total 672614 769509

Note: Cut and Fill values calculated are between Design Surface and Existing Ground

Figure 9 – Cut & Fill Requirements (Scale 1:10,000)

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Figure 10 – Site Classification Zones (Scale 1:10,000)

Footing Detail

Australian Standard AS2870 sets out the requirements for the classification of a site for residential use. However the standard may also apply to some light industrial and commercial buildings if they apply similar loading to the soil as residential buildings. The site will be used for industry and commercial purposes, therefore AS2870 can provide a good indication of the site foundation conditions. The site classification system provided in Australian Standard AS2870 is shown in Table 4.

Table 4 - General Definitions of Site Classes

Class Foundation

A Most sand and rock sites with little or no ground movement from moisture changes

S Slightly reactive clay or silt sites with slight ground movement from moisture changes

M Moderately reactive clay or silt sites which can experience moderate ground movement from moisture changes

H Highly reactive clay site, which can experience high ground movement from moisture changes

E Extremely reactive sites, which can experience extreme ground movement from moisture changes

A to P Filled sites

P Sites which include: soft soils, such as soft clays, silts or organic soils, loose sands, landslip, mine subsidence, collapsing soils, soils subject to erosion, reactive sites subject to abnormal moisture conditions, sites with highly variable conditions such as weathered dolerite dykes, and sites which cannot be classified otherwise.

LEGEND

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The majority of subdivision developments on the Perth coastal plain achieve site classifications of “A”. Many of these sites are “P” classification prior to earthworks including topsoil stripping, removal of uncontrolled fill and placement of engineered sand fill. In the Canning River catchment many sites have classifications of between “S” and “H” due to the presence of clayey soils at shallow depths (or on the surface).

Based on field log data, the elevation of the clayey soil profile has been mapped (Refer to PB Geotechnical & Stormwater Drainage Study). The proposed development elevations were then used to assess the final depth of sand overlying clayey soil following subdivision earthworks and development.

The shrink swell index for the clayey soils was estimated to be 25% using the 66th percentile of the plasticity index values from the laboratory test results. Tested samples were limited to areas were clayey soils were encountered near the surface.

This shrink swell index was used to calculate the thickness of sand required over the clayey soils to achieve each site classification from the above table. These guideline sand thicknesses were used to assess anticipated final site classifications for the industrial subdivision.

Due to the presence of the clayey soils near the proposed finished surface, a site classification of “M” is considered appropriate for some sections of the study area. Lifting the proposed final levels or excavating the near surface clay from these areas to provide greater than 1.0m separation from the clay would improve the site classification to “S”.

Provided the above activities and bulk cut to fill operations are carried out according to the AS 3798-1996 the site should achieve the classification zones presented in Figure 10.

Water Supply

Potable water supply to the estate is to be serviced by a reticulation network that connects to the existing 760 mm diameter distribution main along Armadale Road. Under the Water Corporation’s current planning for the greater Forrestdale area, a 500 mm diameter main is to be extended off this 760 mm diameter main. The alignment is to follow the north-south spine road and is expected to be reduced to 400 mm diameter towards the centre of the estate.

The provision of these mains is primarily to service developments north of the business park. Therefore developers of this estate are likely to be exempt from pre-funding the work.

To facilitate the development for this estate, the 760 mm main has been lowered at the main entrance along Armadale Road, thus allowing a road to traverse the service infrastructure. In addition Water Corporation constructed a 500 mm diameter take-off into the estate with a 250 mm tee. The Corporation has advised that this 250 mm junction will be the main connection point to the reticulation network for the estate

Wastewater

The revised wastewater planning for the Forrestdale Business Park precinct requires the construction of a Type 90 wastewater pump station (i.e. pump rate of 90 l/s) and a 375 mm diameter pressure main to convey discharge into the Westfield Pump Station south of Armadale Road.

The pump station is to be located at the low point adjacent to the drainage basin. The benefit of this arrangement is to provide additional protection in the event of pump failure where effluent from the overflow storages can be directed into the basin for temporary storage and treatment.

Lot discharge is conveyed to the proposed pump station via a network of sewer reticulation gravitating towards the low point in the estate. Design of this reticulation network is to be in accordance with the Water Corporation Wastewater Manual Volume One.

Telecommunication

The business park is located at the boundary of the Armadale, Kewdale, Gosnells and Forrestdale telephone exchanges. Situated on the extremities of these exchanges, the existing networks have limited capacity to be able to cope with the additional demands.

To service the estate, a small outpost exchange is required to boost the existing switching and transmission capacity. This exchange is to be located at a suitable site within the estate.

In addition to the land requirement, Telstra will be seeking a contribution from the developers for the construction of the exchange and for the provision of fibre optic cable.

Gas

It is not standard practice to install gas mains in industrial estates. Alinta normally requires a level of confidence that its investment in the relevant infrastructure can be recovered through adequate ‘take-up’ of its service. Industrial premises often have no requirement for gas supply. Alinta will negotiate directly with any intended major consumer of its product as to how supply might be established, hence should a particular site development require gas supply, this issue can be addressed ‘post-subdivision’.

Underground Power

Electrical power will be distributed through the business park by underground mains installed in accordance with Western Power Policy and design criteria through direct landowner negotiation with Western Power. Unless specific load requirements are known, supply will be based on standard design loads of 200 kVA per hectare. Any business that requires more power will need to negotiate directly with Western Power based on 20/80 policy for capital works. Substation sites will be necessary throughout the park subject to detailed design requirements.

Power will be brought to site from existing high voltage infrastructure in the area, connecting to substations within the park. Western Power does not anticipate any problems supplying the development but this will be dependent on adequate notice of development and Western Power resources at the time of extension.

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Figure 11 – Services Plan (Scale 1:10,000)

Legend

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IMPLEMENTATION

The primary objective of the Forrestdale Business Park Structure Plan is to establish a planning framework that will enable the area to develop in the most orderly and integrated manner, meeting sound planning principles, and promoting high quality sustainable development solutions.

The statutory vehicle used to implement this objective is the Armadale Redevelopment Scheme, which was promulgated in 2004.

In order for the Structure Plan to fulfil its function as a formal component of the planning framework a number of actions are required to be undertaken, or finalised. The following are the key actions required to complete the framework.

Structure Plan Adoption

(Subject to review by the ARA) this Structure Plan requires formal adoption under Part 7 clauses 7.8, 7.9, 7.10 & 7.11 of the Armadale Redevelopment Scheme.

Finalisation of Scheme Amendments 17 and 18

The ARA has prepared amendments to the Armadale Redevelopment Scheme (2004) which introduce a new Part 8 to the Scheme (Amendment 17) and list the “redevelopment works” to be included in the Developer Contribution Scheme (DCS) (Amendment 18).

The revised Part 8 contains the administrative provisions for the DCS and the basis for cost contribution calculations. The “redevelopment works” which are to be included in the DCS and itemised in Amendment 18 are as follows.

“ (1) Roadworks

(a) The upgrading and widening of Ranford Road between Tonkin Highway and the Lake/Ranford Road roundabout to accommodate divided carriageway including earthworks, one carriageway, dual use path to one side, pedestrian crossings and provision for drainage including pipe crossings, kerbing, verge/median landscaping and provision of bores and reticulation for watering of landscaping treatments, table drains and connection to subdivision drainage.

(b) The extension of Ranford Road from the Lake Road roundabout to Armadale Road (at intersection with Twelfth Road) to dual carriageway standard including earthworks, one carriageway, dual use path to one side, pedestrian crossings and provision for ultimate drainage including pipe crossings, kerbing, verge/median landscaping and bores and reticulation for watering of landscaping treatments, table drains and connection to subdivision drainage.

(c) The provision of a roundabout required at intersection of Ranford Road, Armadale Road and Twelfth Road.

(d) Construction of a two-lane roundabout at intersection of north-south spine road and Ranford Road.

(e) The construction of the intersection between Armadale Road and the north - south spine road including alterations to the Armadale Road median and traffic signals as and when required by Main Roads WA and or the City of Armadale.

(f) Extra and over costs for internal north-south spine road linking Armadale Road and Ranford Road. Including a separated carriageway, verge/median landscaping, dual use path, bores and reticulation for watering of landscape treatments and the land associated with the additional 7.0 metre wide reserve.

(g) The provision of landscape entry statements and associated landscaping on and along Ranford Road and Armadale Road.

(h) The construction of a road interface with the drainage basin and piped drainage within the Western Power Easement.

(2) Stormwater drainage infrastructure Works required to implement the FBP Local Water Management Strategy.

(3) Landscaping Works The provision of hard and soft landscaping costs for entry statements and associated power and water, street furniture, street planting, plantings in public open space, planting in drainage basins, installation, operation and maintenance of shallow bores and irrigation and maintenance of landscape works.”

Staging

The Armadale Redevelopment Authority is unable to direct the development or subdivision of individual sites under its planning powers, however it is able to influence staging through its ability to undertake critical public works.

Following gazettal of Amendment No. 2 on 24 February 2006, the ARA commenced redevelopment works for key infrastructure in advance, with designated costs to be reimbursed upon development or subdivision approval.

Cell Structure Plans

Cell Structure Plans are to be prepared by developers for development cells A-E, as discussed earlier within this report. The detail to be contained in the Cell Structure Plans, and the process for adoption is prescribed by Part 7 of the Armadale Redevelopment Scheme.

Preparation and adoption of Cell Structure Plans is a prerequisite to the consideration of subdivision and development applications lodged in respect of the Business Park.

Subdivision

Any future subdivision that occurs within the Forrestdale Business Park Precinct shall accord with this Structure Plan once adopted, the relevant Cell Structure Plan and the Forrestdale Business Park Structure Plan Subdivision Guidelines.

Development

Any future development that occurs within the Forrestdale Business Park Precinct shall accord with the broad development objectives set out in this Structure Plan, the relevant Cell Structure Plans and the Forrestdale Business Park Development Guidelines.

Developers should also consult the ARA’s General Planning Policies and Part 5 of the Armadale Redevelopment Scheme.

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Clearing of Vegetation

Most of the vegetation within the Forrestdale Business Park has been cleared. Some remnant native vegetation remains in the southwest Conservation Category Wetland, in isolated pockets in the centre of the site and near the southeast corner. The vegetation associated with the south-west Conservation Category Wetland will be retained and include a 50 metre buffer, therefore only a small portion of vegetation within the remainder of FBP will potentially require clearing.

Areas of remnant vegetation throughout the Forrestdale Business Park will be retained wherever possible, particularly those containing trees such as the large Prickly Barks (Eucalyptus todtiana). Any remnant vegetation being retained, particularly in association with the southwest Conservation Category Wetland, should not be impacted during the clearing process.

A number of subdivision approvals have been granted with conditions by the WAPC for sections of the development including Application Numbers 131784, 132602 and 131008. These approvals are considered an exemption under Schedule 6 of the Environmental Protection Act 1986 for the clearing of native vegetation. Any clearing of native vegetation on the site will be undertaken in accordance with subdivision approvals and the Environmental Protection (Clearing of Native Vegetation) Regulations 2004.

Rare Flora and Threatened Ecological Communities

There is no Declared Rare Flora located within the Forrestdale Business Park (Bennett, 2004). The vegetation community BaBmKg comprises three species listed as significant for the Swan Coastal Plain according to Bush Forever (Government of Western Australia, 2000). These species include Jacksonia gracillima, Burchardia bairdiae and Dielsia stenostachya.

One Threatened Ecological Community (TEC) occurs in the southwest Conservation Category Wetland within the Forrestdale Business Park. This vegetation is inferred to be Floristic Community Type 8 (FCT 8) – ‘Herb rich shrub lands in clay pans’ and is listed as an Endangered TEC according to the List of Communities on CALM’s Threatened Ecological Community database (English, 2004).

FCT 8 is a TEC recognised at the WA State Government level but not at the Commonwealth level (EPBC Act). The TEC will be retained within the southwest Conservation Category Wetland in the FBP.

Soil and Groundwater Contamination

As has been recognised through the LAIPS Study, it is understood that a series of contaminated sites may exist within the Business Park. Contamination investigations are currently being undertaken to determine the contamination status of the sites in accordance with the Contaminated Site Act 2003 and the DEC (2001-2006) Contaminated Sites Series.

Acid Sulphate Soils

Acid sulphate soil is the common name for soils that contain iron sulphides or their oxidation products. When acid sulphate soils are exposed to air, the iron sulphides (commonly pyrite) oxidise to produce sulphuric acid, iron precipitates and potentially elevated concentrations of metals such as aluminium, iron and arsenic.

The dewatering, excavation, and/or stockpiling of acid sulphate soils may result in the conversion of potential acidity (stored in the form of iron sulphides) into actual acidity. Actual acid sulphate soils are soils or sediments that contain sulphidic material that has been exposed to the air and oxidised, producing highly acidic soil horizons or layers.

The associated leachate is highly acidic and can result in severe environmental damage, damage to infrastructure and buildings, and human health problems. According to the acid sulphate soil risk maps provided in WAPC Bulletin Number 64, the Forrestdale Business Park Precinct is classified as having a high to moderate risk of containing acid sulphate soils over the majority of the site.

It is not clear based on the fieldwork undertaken to date whether the site contains actual acid sulphate soils. For this reason it is recommended that the developer undertakes further investigative works at the time of subdivision in accordance with DEC 2003-2006 Acid Sulphate Soils Guidelines Series.

Indigenous Heritage Clearances

On the basis of past reporting it is understood that there are a series of Indigenous heritage sites across the Forrestdale Business Park Precinct and that two of these have been subject to the required Section 18 clearance process. However given that no new additional Indigenous heritage reporting/investigation has been commissioned, this position needs to be verified. Responsibility for this issue rests with the individual developer.

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Part 2: Explanatory Report PLANNING FRAMEWORK

The Forrestdale Business Park (FBP) is located within the City of Armadale but is presently under the planning control of the Armadale Redevelopment Authority (ARA).

Clause 1.4 of the Armadale Redevelopment Scheme (ARS) states:

‘By virtue of section 43 of the Act, the Metropolitan Region Scheme and any town planning scheme in operation immediately before the gazettal date do not apply to the redevelopment area after the gazettal date’.

Therefore the provisions of the ARS take precedence over both the Metropolitan Region Scheme and the City of Armadale’s Town Planning Scheme No. 2. These statutory documents would otherwise have guided the use and development of the site.

Armadale Redevelopment Scheme 2004

The redevelopment area is divided into 6 precincts; the Structure Plan area comprises a precinct in its own right, being Precinct 4: Forrestdale Business Park Precinct. The intent of the precinct is outlined below:

‘This precinct has high exposure and access to the existing and proposed regional road network and will be a major new focus of economic activity and employment for the region. Planning provisions are aimed at creating a business park style development with coordinated design and landscaping and consistent standards of presentation, to provide a well serviced and highly credible business address.

Opportunities are provided for a wide range of uses, including service commercial, highway service, mixed business, industrial enterprise and light and general industry. The objectives for the Park also support a range of different scales of business activity, from smaller start-up businesses to major space users, and for the limited development of local-scaled retail and service uses that will meet the day to day needs of local employees without competing with more major facilities elsewhere.’

The provisions of the Redevelopment Scheme will directly inform the design of the Structure Plan.

Figure 12 – Armadale Redevelopment Scheme Map 2

(Source: Armadale Redevelopment Authority) (Not To Scale)

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Structure Plan Areas

The Forrestdale Business Park Precinct is identified as a Structure Plan Area in accordance with Appendix 4 of the ARS. The purpose of Structure Plan Areas is to:

Identify areas requiring comprehensive planning; and Coordinate subdivision and development in areas requiring comprehensive planning.

Although not expressly stated, it is implied by the ARA Scheme that preparation and approval of a structure plan is a prerequisite to further subdivision and development within Structure Plan Areas. Any such structure plan (approved under Part 7 of the ARA Scheme), shall then guide the Authority in its consideration of subdivision and development proposals that require the Authority’s discretion.

It follows that this Structure Plan shall form the basis for future subdivision and development of the land within the Forrestdale Business Park.

Armadale Redevelopment Authority Concept Plan 2004

The Armadale Redevelopment Authority prepared a concept plan in 2004 to illustrate its vision for Armadale. The concept plan was subject to extensive public consultation before it was approved by the Hon Minister for Planning & Infrastructure in May 2004.

The development principles and basic urban structure offered by the concept plan should be reflected in the Forrestdale Business Park Structure Plan.

Local Area Implementation Plan for Sustainability (LAIPS)

The Local Area Implementation Plan for Sustainability, or LAIPS as it is also known, was prepared on behalf of the ARA in October 2004. The LAIPS report comprises two parts.

Part One

Part one includes the results of a SWOT analysis undertaken in response to the outcomes of a stakeholder workshop held February 2004.

The workshop was hosted by the ARA and attended by a range of delegates from government agencies, private practice, community groups and professional bodies. The workshop was convened to ensure that a wide cross section of community views was considered in the preparation of the planning policy for the Forrestdale Business Park Precinct.

In accordance with the ARA’s (broader) ‘Implementation Strategy for Sustainability’ the workshop and SWOT analysis were carried out with a particular regard for sustainable development objectives.

The principal outcome of the SWOT analysis is an acknowledgement that three tiers of policy are required in order to deliver the development objectives for the precinct. The policies documents are:

Sustainable Development Policies for Structure Planning & Subdivision; Sustainable Development Guidelines; & Local Area Implementation Plan for Sustainability (see below)

Part Two

Part two of the LAIPS document provides key recommendations for the ARA based on the broader development objectives identified in Part One.2

The recommendations of Part 2 of the LAIPS documents fall into in the areas of planning and development, community engagement, & economics. Recommendations critical to the Forrestdale Business Park Precinct are identified in the implementation section in Part 1 of this report.

LAIPS Implementation Plan

Part 2 of the LAIPS mentioned above, was recently ‘distilled’ by the ARA to produce two design guidelines which have been adopted as Planning Policies under Park 2 of the Scheme. These are:

Forrestdale Business Park Precinct – Draft Subdivision Guidelines; and Forrestdale Business Park Precinct – Development Guidelines.

These are referenced in the following sections.

Forrestdale Business Park Precinct - Draft Subdivision Guidelines

In April 2005 the ARA prepared a set of Draft Subdivision Guidelines for the Forrestdale Business Park Precinct. Preparation of the guidelines was a recommendation of the LAIPS study.

Given that the guidelines were prepared prior to the formulation of this Structure Plan, the Structure Plan gives due regard the guidelines in terms of the proposed road network, policy precincts, lot sizes, and landscaping principles.

Forrestdale Business Park Precinct - Development Guidelines

As the title would suggest the Development Guidelines are a set of standards with which development should comply. The guidelines set out expected standards for an array of elements, ranging from signage through to universal access. The Development Guidelines were borne out of the LAIPS study mentioned previously.

Although not strictly relevant to this Structure Plan it is an essential document for all parties contemplating development within the precinct. To this end it discussed further in the Implementation section of this report. (Refer Part 1).

2 That is to say that the more technical/prescriptive recommendations are incorporated in ‘Sustainable Development Policies for

Structure Planning & Subdivision’ and ‘Sustainable Development Guidelines’.

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PAST STUDIES

Forrestdale Industrial Business Park Structure Plan (July 2002)

Taylor Burrell Barnett prepared a Structure Plan for the Forrestdale Industrial Business Park for the City of Armadale in July 2002. That Structure Plan was adopted by the City in 20023 and formed the basis of the ARA’s 2004 Concept Plan. Owing to a review of the drainage regime across the site the City’s structure plan is no longer relevant, hence the preparation of this updated Structure Plan.

Nevertheless the City of Armadale undertook substantial planning for the Precinct, which continues to be of relevance. Although direct reference is not given, the following (associated) studies have influenced the currently proposed development framework.

Preliminary Forrestdale Industrial Study (1994) Armadale Road Strategic Access Study Southeast Corridor Transport Study (January 1995) DTZ Feasibility Study Forrestdale Industrial Business Park Structure Plan (July 2002)

3 Amendments were undertaken to both the Metropolitan Region Scheme and the City’s Town Planning Scheme to rezone the Structure Plan area to ‘General Industry’. Although the Armadale Redevelopment Scheme does not require compatibility across Schemes (indeed both Schemes were extinguished over the FBPP upon gazettal of the ARS), it is worth noting that such compatibility exists.

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Figure 13 - Metropolitan Region Scheme (Scale 1:10,000)

EXISTING SITUATION

Current Uses

The site has in the past been developed for a range of disparate uses ranging from an ostrich farm to the storage of earth moving equipment. Generally the land appears overrun with weeds and in a dilapidated state. From Armadale Road the site reads as if vacant.

Surrounding Pattern of Land Use

The site sits opposite rural residential properties to the north of Ranford Road, regional open space east of the proposed Ranford Road Realignment (refer to City of Armadale TPS No. 2) and planned residential estates to the south of Armadale Road (refer to the Brookdale Indicative Master Plan 2005).

The land located immediately adjacent to the Forrestdale Business Park is not included within the Armadale Redevelopment Area. Accordingly that land is subject to both the Metropolitan Region Scheme and the City of Armadale Town Planning Scheme No. 2.

Metropolitan Region Scheme

Armadale Road, forming the southern boundary of the Structure Plan, is reserved as ‘Primary Regional Road’, as is the Tonkin Highway to the west.

Ranford Road to the north and east of the site is reserved as ‘Other Regional Road’.

A tract of land along the eastern edge of the site is reserved for Parks and Recreation. This same land includes Bush Forever Site 345, and forms part of a contiguous green link extending from Wungong in the southeast to the Swan River in the northwest. (The green link terminates in the locality of Riverton)

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City of Armadale Town Planning Scheme No. 4

The majority of land surrounding the Business Park is zoned GeneralRural and Rural Living under the City of Armadale Town Planning Scheme No. 4.

Figure 14 – City of Armadale Town Planning Scheme No.4 (Scale 1:10,000)

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Existing Road Hierarchy

Ranford Road is classified as a District Distributor ‘A’ in the Metropolitan Functional Road Hierarchy and carries approximately 11,377 vehicles per day north of Lake Road4. Ranford Road is under the care and control of the City of Armadale.

Ranford Road is currently a two-lane un-kerbed road with 3.5 metre wide lanes and a posted speed limit of 80 Km/hr.

Armadale Road is classified as a Primary Distributor road in the Perth Metropolitan Road Hierarchy and carries approximately 13,257 vehicles per day east of Lake Road5. Armadale Road is under the care and control of Main Roads Western Australia.

Armadale Road is currently a 2-lane road with approximately 3.5 metre wide lanes and a posted speed limit of 80 Km/hr. As part of the extension of Tonkin Highway, works are currently being done to convert Armadale Road to a dual carriageway in the vicinity of the Business Park.

Landform

The site lies on the eastern side of the Swan Coastal Plain at elevations of between 22m - 28m. The land slopes gently from low sand ridges in the north down to alluvial flats at below 23m in the southwest.

4 (Source: Main Roads WA - April 2003) 5 (Source: Main Roads WA – April 2003)

Soils

The site comprises three major soil types, being topsoil, Bassendean sand and a clayey Guildford formation. Lenses of coffee rock and soils with organic content are also present.

The topsoil extends to depths of up to 0.25m below the surface. The average depth of topsoil is about 0.2m. The topsoil is a fine to medium grained sand of brown/grey colour with a fine organic content estimated to be greater than 2% by mass. The topsoil is not present where clay intercepts the ground surface. The topsoil at higher elevations (i.e. along the ridge line) generally has less than 2% organic content by mass.

The Bassendean sand is fine to medium grained of light brown to grey/white colour. This sand is generally in a medium dense condition. The depth of this sand layer varies from 0m in the south-eastern area, to 7m along the ridgeline.

Clayey soils of the Guildford formation extend across the site. The clayey soils are generally of medium plasticity clayey sands, with between 20% and 50% clay content. The clayey soils encountered at the surface are considered to be part of the Guildford formation.

Lenses of dark brown iron cemented sand, locally known as ‘coffee rock’ is also found in the northwest and southwest areas of the site.

Based on the proposed finished surface levels, the development was able to achieve a minimum ‘S’ site classification for most part. A small pocket in the southeast corner where outcrop of clay material was found, the classification was reduced to a ‘M’ classification.

The above site classification is based on Australian Standard AS2870 for residential use. However the standard may also apply to some light industrial and commercial buildings with similar loadings and are indicative of the likely footing requirement within the estate.

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Hydrology

The hydrological regime for this site is governed by the interaction between the surface and sub-surface flows (Refer to Figure 15). The opposing flow paths between these two regimes have resulted in persistent waterlogging in parts of the site throughout winter. Variable soil stratification has also contributed to the perching of water. Existing agricultural drains are used to convey discharge generated from the ridgeline but are ineffective in alleviating surface runoff on the flat areas.

The existing topography is generally flat with elevations between 23m AHD and 24.5m AHD. A ridgeline that traverses approximately in a north-south direction delineates the site into two catchments (Refer to Figure 15). Surface runoff from the western catchment flows toward the northwest and southwest corner of the site and is partly captured by the agricultural drains and partly by the main drain. Runoff from the eastern catchment flow centrally towards the low-lying area where again it is captured by the agricultural drains. Areas where Guildford intersects with the existing surface, the ponding occurs due to little or no infiltration.

The soil stratigraphy for the site is typically sands overlaying Guilford. The impermeable Guilford layer slopes in an east-west direction towards a subterranean valley, which runs approximately parallel to Tonkin Highway. Accordingly the depth of the sand layer increases towards this valley. Vertical infiltration from the surface runoff that meets the Guilford layer is translated into to slow lateral (subsurface) flows. These subsurface flows are collected by the subterranean valley and are eventually discharged into the Southern River.

The porosity of the sand layer can provide effective storage for infiltration. For a constant porosity, the storage volume available is proportional to the depth of sand. Subsequently, in the southeast area of the site where only a thin sand layer exists (due to the convergence of sand and Guildford formation), little sub-surface storage is available. As the rate of surface runoff far exceeds the slow lateral subsurface flow, ponding will occur in this area.

Figure 15 – Surface Flow (Source: Parsons Brinckerhoff) (Scale 1:10,000)

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Figure 16 – Subsurface Flow (Source: Parsons Brinkerhoff) (Scale 1:10,000)

Figure 17 – Hydrological Regime [Source: Parsons Brinckerhoff]

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Groundwater

The site is underlain by a relatively thin superficial aquifer, comprising the Bassendean Sand formation and minor ferricrete layers. The thickness of the aquifer was found to vary with topography, but in general thins to the east. The aquifer is underlain by the Guildford Clay formation, which acts as an aquitard, limiting vertical migration of groundwater.

Local Water Management Strategy

Parson Brinkerhoff (PB) was commissioned by the ARA in 2004 to prepare a comprehensive drainage strategy for the Forrestdale Business Park. The Southern River MOU Group has since been formed, and a Local Water Management Strategy for the site is required as part of the structure planning process. The LWMS was approved by the Department of Water in May 2007.

The following is a summary of the LWMS. A full copy of the report is available as an addendum to this Structure Plan and can be obtained from the ARA.

LWMS Summary

Geotechnical Summary

During the preparation of the Local Area Implementation Plan for Sustainability (LAIPS), Parsons Brinckerhoff (PB) identified an opportunity to reduce a significant amount of imported fill required for the proposed Forrestdale Business Park. The basis for this reduction depends on the ability to control the seasonal groundwater levels within the site. To investigate this potential savings, a geotechnical and stormwater drainage investigation was commissioned by the Armadale Redevelopment Authority.

The geotechnical investigation carried out to determine the soil profile involved ‘hand drilling’ 50 auger holes up to 2m below the surface. Soil samples were collected for laboratory testing. The results collated from the PB field tests were used in conjunction with the data from the Landform Research Report (1996) to develop the soil profile. For soil samples where rich organic content was evident, pH tests were carried out to determine the likelihood of these soils oxidizing into acid sulphate soils. Based on the preliminary tests on the suspect areas, it is unlikely that acid sulphate is present within the site. However it is recommended that additional field testing be carried out if they are encountered during future development.

The geotechnical investigation found that the site is made up of a superficial sand layer (of Bassendean origin) covering the clayey Guildford formation. Laboratory testing shows that the sand is of fine to medium grain material characterized by high permeability. Conversely, the Guildford formation is generally considered to be medium plasticity clayey sand with between 20% to 50% clay content. The degree of clay content in the soil affects the ground movement during seasonal groundwater fluctuation. Therefore the higher the clay content in the soil, the greater the ground movement during periods of wetting and drying. This movement in turn affects site classification and footing requirement.

The Guildford formation was generally found to be near the surface at the south-eastern corner of the site (i.e. intersection of Armadale Road and Ranford Road). This profile then ‘falls’ away from the surface towards a subterranean valley near the Tonkin Highway extension.

The interactions between the soil layers have a significant impact on the stormwater drainage design. Under the current pre-developed conditions, a ridgeline extending approximately from Armadale Road to Ranford Road splits the site into 2 drainage catchments. During a rainfall event, runoff is partly infiltrated into the permeable sand layer and partly travels as along the surface away from the ridge as sheet flow.

The infiltrated runoff travels vertically within the sand layer until it reaches the less permeable Guildford formation where it is translated into a horizontal sub-surface (base) flow. This base flow follows the top of the Guildford profile until it reaches the subterranean valley and is eventually discharged into the Southern River.

The surface runoff travels as sheet flow moving away from the ridgeline towards the low-lying areas near the intersection of Armadale Road and Ranford Road (in the eastern catchment) and towards Tonkin Highway (in the western catchment). Water that reaches these catchment low ‘points’ will be partly captured by the existing agricultural drains which discharges into the Forrestdale Main Drain and partly infiltrate through the sand layer. However, because infiltration takes place at a much slower rate, surface ponding occurs for an extended period of time at these low lying areas.

In determining the drainage concept it is critical to consider the dominant hydrological regime. For this site the sub-surface flow dictates how stormwater runoff should be conveyed. Because the current surface runoff flows in the opposite direction to the sub-surface flows, the surface should be re-contoured to generally follow the Guildford profile. This can be achieved through a combination of cut-to-fill operation with the shortfall being met by importing clean fill. The proposed earthworks therefore reflected this concept.

Re-contouring of the surface profile has meant a significant reduction in fill. Based on the proposed finished surface levels, an A and S site classification has been achieved across the site. In a small pocket in the south-eastern corner of the site where the Guildford formation is closest to the surface, the classification was reduced to an M class. These classifications are based on the Australian Standard AS2870 and principally set out the requirements for residential use. However the classification can also be extended to light industrial and commercial buildings with similar loadings. The costs associated with footing requirements increases with the reduction in site classification from say A to S and from S to M. Economically this cost is offset by the additional 0.8m of imported fill required.

Vegetated swales were used as the principal drainage system in place of a conventional piped system. This option was proposed in order to minimise the backwater effects and therefore the potential for localized flooding. The added benefit of using vegetated swales is that they double as a ‘source treatment’ for water quality. Because these swales are essentially an earth moving process, it is more economical to construct.

Stormwater runoff from the site will be discharged into the Forrestdale Main Drain located west of the Tonkin Highway extension. As part of the Middle Canning Catchment, this drain has a limited receiving capacity 0.6 m3/s for the peak 10-year ARI event, and 0.8 m3/s for the peak 100-year ARI event. These peak allowable flow rates have been specified by the Water Corporation in their Forrestdale Main Drain Arterial Drainage Strategy (ADS). The additional runoff generated under post-development conditions will need to be detained within the site via detention basins. The hydraulic modelling completed shows that a total of 171,000 m3 in volume will be required for the purpose of stormwater detention.

The reduction in fill height is contingent on the implementation of sub-soil drains to control the seasonal groundwater levels. To maximise its efficiency, the sub-soil system has been optimised to 40m in spacing. Ideally these should be located along the lot boundaries and underneath the swales to regulate the average annual storm events.

The creation of a sustainable development has a number of benefits including the minimisation of post-development flooding, improvement to water quality at the downstream receiving water bodies and the realization for potential stormwater reuse. Though a broad range of strategies can be implemented for the business park, the optimisation of treatments can only be known once the water quality data and proposed land uses are understood. A pre-development groundwater monitoring program has been completed, with results of the program discussed in the LWMS.

District Water Management Strategy (May 2007)

A District Water Management Strategy was developed by Parsons Brinckerhoff in May 2007 which outlines the key design outcomes, principles and objectives, pre-development conditions and recommended water management strategy.

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There are a number of issues that are required to be addressed at cell structure planning and subdivision stages, including the preparation of an Urban Water Management Plan (UWMP) which should address:

Compliance with design objectives of the District Water Management Strategy; Detailed stormwater management design; Management of groundwater and contamination; Protection of wetlands, waterways and their buffers; Monitoring program or contribution; and Implementation of roles, responsibilities, funding and maintenance arrangements.

Implications for Structure Plan

In basic terms, the reports have the following implications:

Drainage strategy requires 171,000 m3 of detention storage to be incorporated within the Forrestdale Business Park;

The drainage basin must not extend across the Western Power easement which traverses the site from south-west to north-east. Culverts must be installed to connect the drainage basins on either side of the easement;

Engineering detail for construction should be prepared so as to comply with the recommendations of the LWMS;

The landscape master plan for the site must embody the recommendations detailed within the LWMS’; and

The general promotion of water sensitive design principles for construction standards.

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EXISTING FLORA & VEGETATION

Bennett Environmental Consulting (BEC) was commissioned in 2004 by the ARA to undertake a vegetation survey of the Forrestdale Business Park Precinct. The ARA also commissioned ATA Environmental in 2005 to carry out a review of the BEC results and to make further recommendations on the implications of the findings to the preparation of the Structure Plan. Most of ATA's vegetation mapping was consistent with BEC results.

Vegetation

The vegetation of the Forrestdale Business Park is shown in Figure 18. The vegetation map incorporates the initial mapping of vegetation units by BEC and a revised map for the southwest section by ATA Environmental. The Forrestdale Business Park is located in the Southern River Vegetation Complex as mapped by Heddle et al. (1980).

Figure 18 – Existing Vegetation Units (Source: Bennett Consulting) (Scale 1:10,000)

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A large palusplain of the vegetation on the site has been cleared or significantly degraded. The larger areas of remnant native vegetation are located in the southwest corner of the site in isolated pockets, in the centre of the site and near the southeast corner.

The vegetation in the Forrestdale Business Park includes the following units:

Southwest Corner

Low Closed Forest of Melaleuca rhaphiophylla and Melaleuca teretifolia over litter and bare ground. Tall Open Shrubland of Melaleuca teretifolia, Melaleuca lateritia and Melaleuca rhaphiophylla over

Herbland/Grassland of weeds. Tall Open Scrub of Melaleuca osullivanii (previously Melaleuca uncinata), Melaleuca lateritia and Melaleuca

viminea over Sedgeland of mixed species. Low Open Woodland of Melaleuca preissiana over Closed Heath of Regelia ciliata. Open Heath of Regelia ciliata over Sedgeland. Low Open Woodland of Banksia attenuata, Banksia menziesii and Banksia ilicifolia over Tall Open Scrub of

Kunzea glabrescens (Spearwood) over an Open Understorey of mixed species.

Central Area

Low Open Forest of Banksia attenuata and Xylomelum occidentale over Low Open Shrubland of mixed species and Grassland of Ehrharta calycina (Veldtgrass) in sand.

Low Open Forest of Kunzea glabrescens (Spearwood) over Shrubland dominated by Xanthorrhoea preissii (Balga).

Scattered trees of Melaleuca preissiana and occasional Melaleuca rhaphiophylla over pasture.

South-East Corner

Open Woodland to Open Forest of Corymbia calophylla (Marri) over Herbland/Grassland of weeds.

Vegetation Condition

The condition of the vegetation within the southwest corner ranges from Excellent to Good according to the Bush Forever condition rating scale.

The condition of the vegetation within the centre of the FBP ranges from Good to Completely Degraded according to the Bush Forever condition rating scale. This is due to the high abundance of invasive weeds and cleared areas within the site.

The vegetation within the southeast corner of the Forrestdale Business Park ranges from Very Good to Completely Degraded.

Threatened Ecological Community (TEC)

One Threatened Ecological Community (TEC) occurs in the southwest corner of the Forrestdale Business Park. The vegetation type abbreviated as Msp is described as a Mosaic of Tall Open Scrub of Melaleuca rhaphiophylla, Melaleuca preissiana, Melaleuca teretifolia, Melaleuca uncinata and Melaleuca viminea. This vegetation is inferred to be Floristic Community Type 8 (FCT 8) – ‘Herb rich shrublands in clay pans’ and is listed as an Endangered TEC according to the List of Communities on CALM’s Threatened Ecological Community database (English, 2004).

FCT 8 is a TEC that is recognised at the WA State government level but not at the Commonwealth level (EPBC Act). The EPA’s non-statutory position with respect to TECs, whether protected or otherwise, is contained in EPA Guidance Statement 10, which states that there is a general presumption against clearing bushland containing TECs.

Significant Flora

No Declared Rare Flora (DRF) was recorded during the BEC (2005) flora survey. However, one Priority 3 species and three other species listed as significant in Bush Forever were recorded.

The Priority 3 species Stylidium longitubum was recorded in communities BaBmKg, MpRc and Msp (Figure 18). These areas are all associated with the wetland in the southwest corner of the site. A large number of the Stylidium longitubum (P3) species were located within the Threatened Ecological Community.

In addition, vegetation community BaBmKg comprises three species listed as significant for the Swan Coastal Plain according to Bush Forever (Government of Western Australia, 2000). These species include Jacksonia gracillima, Burchardia bairdiae and Dielsia stenostachya. There is no legislation protecting Priority species or other species listed as significant in Bush Forever (other than DRF).

Four Eucalyptus todtiana (Prickly Bark) trees of significant size occur within the Low Open Forest of Banksia menziesii and Xylomelum occidentale located near the centre of the Forrestdale Business Park. These trees are unusually large for their species and while they are not protected by legislation it is recommended they be retained.

Wetlands

The FBP contains the following wetlands according to the DEC (2007) wetland mapping:

Two Resource Enhancement Damplands (UFI- 7674 & 13353) One Conservation Category (UFI-7533) Multiple Use Palusplains (UFI-14300)

The southwest Conservation Category Wetland has a number of significant environmental values including a Threatened Ecological Community, a Priority 3 plant species, and three other plant species listed as significant in Bush Forever. In addition, the vegetation type Msp as mapped by BEC (2005) has a variety of subtle differences in species presence and dominance throughout the wetland, one of which, Melaleuca osullivanii (previously Melaleuca uncinata), is uncommon on the Swan Coastal Plain and occurred only in the southern portion of the wetland. The majority of the wetland is in Very Good condition and with minimal effort could be restored to Excellent condition.

The Conservation Category Wetland in the south-western portion of the site was upgraded by the DEC in late 2005 from a Resource Enhancement Sumpland. Conservation Category Wetlands are defined as wetlands supporting a high level of ecological attributes and functions. These are the highest priority wetlands and the Department of Environment and Conservation does not support development within them and require a 50 m buffer zone for protection.

The other four wetlands within the Forrestdale Business Park are in Good to Completely Degraded condition as a result of partial clearing, past grazing and the abundance of aggressive weeds. The Multiple Use Palusplains contain a very small amount of remnant vegetation, which has been severely altered. The Resource Enhancement Damplands contain some remnant vegetation with basic vegetation structure intact, though would require intensive management to be restored to a Very Good condition.

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Buffers to Southwest Conservation Category Wetland (CCW)

Buffer zones are usually recommended around wetlands as a method of separating human activities on the upland areas from the wetland habitats. In addition, vegetated buffer zones provide additional habitats for wildlife using the wetland. Buffer distances are measured from the outside extent of wetland dependant vegetation to the outside edge of any proposed development or activity. The required buffer distances depend on the land use, 50m being the minimum buffer required by the DEC. Site-specific buffers that vary from the generic 50m buffer can be determined based on the values of the wetland and the potential impacts from the future surrounding land use. Buffers are set in consultation with the DEC.

Bordering the southwest Conservation Category Wetland in the Forrestdale Business Park is vegetation ranging in condition from Very Good to Completely Degraded as well as completely cleared areas devoid of native vegetation. The function of the fringing area, or buffer area, therefore is limited in the cleared areas with minimal value for fauna and no uptake of nutrients by native plants.

The Structure Plan includes a standard 50 m buffer around the southwest Conservation Category Wetland boundary. The proposed buffer will retain some of the native upland vegetation (BaBmKg) adjacent to the wetland. This vegetation will provide an effective buffer between the wetland and human disturbances, particularly once the surrounding land is developed.

Development Recommendations

The vegetation and wetland surveys have resulted in the following development recommendations:

The southwest Conservation Category Wetland must be retained with a 50m buffer. The four large Prickly Bark trees are considered to be of significant size to be worthy of protection in a small

reserve or ‘Heritage Tree Park’. As many Marri trees as possible should be retained along Armadale Road and elsewhere in the southeast corner

where possible. Seed from the Prickly Bark trees should be collected and seedlings grown for planting along roadsides within the

Business Park. Marri trees should be planted along road reserves to provide linkages between vegetation along Brigade Road,

the Prickly Bark tree reserve, and the wetland.

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TRAFFIC CONSIDERATIONS

The ARA appointed Transcore in March 2005 to undertake a traffic modelling exercise (using the Main Roads WA traffic model – known as ROM) to produce traffic forecasts for the area surrounding the Forrestdale Business Park for 2011 and 2021. As part of this exercise, one of the key Transcore tasks was to ensure that the most recent proposed land uses for the surrounding area were taken into account, and that the network in the vicinity of the study area was coded to a sufficient level of detail to produce reasonable traffic assignment results.

Methodology

In broad terms, the methodology used by Transcore to produce the forecast traffic volumes was as follows:

Transcore met with the ARA to collect background information, identify the study area and establish the latest land use forecasts for the zones for the study area and its immediate surrounds;

Transcore met with Main Roads WA’s modelling group to discuss the project, review the land use forecasts (population, dwellings, employment) in relevant zones for the study area and its immediate vicinity, review the road network and centroid system in the model and to establish the timeframe required to update and run the model and obtain the necessary forecasts;

Discussions were held with the Department for Planning & Infrastructure regarding the land use forecasts for the area;

Discussions were held with the City of Armadale and data was obtained regarding the anticipated population growth in the relevant zones for the study area and its immediate surrounds area;

The Main Roads model land use data in and around the study area was modified for all appropriate zones to more accurately reflect planned land uses as per data supplied by the ARA and the City of Armadale;

Main Roads WA’s coded road network and centroid connectors in ROM were reviewed (for 2011 and 2021) and suggestions were made to ensure that relevant zones were connected in an appropriate way to the surrounding major road network;

Transcore met with Main Roads WA modelling group to provide the revised land use data and the suggested road network changes;

Main Roads WA then proceeded to implement the suggested changes and produced traffic forecasts for the study area for 2011 and 2021; and

Once received, the forecasts were checked for reasonableness and adjusted as appropriate.

Assumptions

A number of assumptions were necessary in order to produce the revised land use forecasts and the resultant traffic forecasts in the vicinity of the Forrestdale Business Park.

Tables 5 & 6 were provided by the ARA and were used as a guide to the growth in residential dwelling units in the study area for the period 2004/5 – 2013/14:

Table 5 – Assumed Forecast Growth in Residential Dwelling Units

Area 2004/05 2005/06 2006/07 2007/08 2008/09

North Forrestdale - 400 800 800 800

Seville Grove 150 200 200 50 50

Brookdale - 50 150 300 400

Hills Area 50 50 30 30 30

Champion Lakes - - 100 200 100

Champion Drive - 100 150 150 150

Infill Lots - 25 50 50 50

Total 200 825 1480 1580 1580

Source: ARA

Table 6 – Assumed Forecast Growth in Residential Dwelling Units

Area 2009/10 2010/11 2011/12 2012/13 2013/14

North Forrestdale 700 700 700 700 700

Seville Grove 50 50 50 - -

Brookdale 400 400 500 500 500

Hills Area 20 20 20 20 -

Champion Lakes - - - - -

Champion Drive 100 - - - -

Infill Lots 75 75 75 75 75

Total 1345 1245 1345 1295 1275

Source: ARA

In tables 5 & 6, the large areas refer to the following Main Roads WA model zones:

North Forrestdale – Main Roads WA zones 889, 890, & 894 Brookdale – Main Roads WA zones 883-887 & 897

Table 7 shows population forecast information provided by the City of Armadale for each Main Roads WA relevant model zones as supplied by Transcore for this study. These figures are preliminary estimates based on the City of Armadale’s understanding of likely lots to be created. The figures relate to population. The City in developing these estimates has assumed a household occupancy figure of 2.5 persons per household.

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Table 7 – Population Forecast Information for Armadale

Main Roads WA Zone 2011 Population 2021 Population

869 4000 4000 871 4200 4200 873 4100 4100 883 1000 2000 884 2000 5000 885 1300 4200 886 1000 4300 887 1500 2700 897 0 2000 894 800 1200 889 1600 4600 890 4300 8300

Source: City of Armadale

For the Forrestdale Business Park Zone (zone 888), the following assumptions were made:

190 Ha site Land Use Mix: 45% industrial, 35% bulky goods (showroom), 10% commercial, 10% POS. Assume: FSR 0.5 Industrial floor space = 190 X 0.45 X 0.5 = 427,500 m2 One employee per 100 m2 of industrial land resulting in 4275 employees Bulky Goods floor space = 190 X .35 X .5 = 332,500 m2 One employee per 200 m2 of bulky goods land resulting in 1662 employees Commercial floor space = 190 X .1 X .5 = 95,000 m2 One employee per 150 m2 of commercial land resulting in 200 employees

It was further assumed that full employment of the Business Park would occur in 2021 and 50% employment in 2011. The Main Roads WA model (ROM) requires employment to be broken down into five categories. The assumptions used for this for this breakdown were as follows:

40% manufacturing 15% retail 10% construction 5% community service 30% other

In general, it was assumed that household occupancy rate would be 2.68 persons/household in 2006 and 2.52 persons/household in 2011 and 2021.

For residential areas, assumptions were required regarding the type and amount of supporting employment data (schools, local shops, etc). For every 100 new residents in a zone, 2.13 retail jobs, 2.13 community service jobs and 1.07 other jobs were assumed. These assumptions were consistent with rates in similar types of zones in the DPI land use forecasts.

Tables 8, 9 & 10 show the original and revised land use data for relevant zones in the study area.

Table 8: Revised Land Use Data – DPI Forecasts

Dwellings Population Employment Area Zone

2006 2011 2021 2006 2011 2021 2006 2011 2021

Southern River – North Part 826 431 781 960 1192 2131 2633 326 355 382

Southern River – Central Part 829 275 463 1415 760 1265 2961 507 628 518

Southern River – South Part 830 154 154 302 389 383 815 106 81 136

Champion Lakes 869 1348 1346 1348 3681 3498 3244 196 203 221

Champion Lakes/Seville Grove 871 1588 1760 1993 4986 5093 5270 838 905 658

SW Corner Seville Grove 873 1186 1552 1574 3500 4458 4052 75 115 79

Brookdale – Northern Part 883 72 102 193 190 269 563 32 22 72

Brookdale – Eastern Part 884 270 301 788 828 886 2357 352 403 291

Brookdale – Southern Part 885 298 504 1178 862 1360 3135 222 171 350

Brookdale – Eastern Part/Forrestdale – Eastern Part

886 279 772 1608 894 2405 4768 73 201 452

SE corner of Brookdale 887 21 21 257 55 49 746 14 8 90

Forrestdale Business Park 888 16 17 17 42 38 38 4 6 8

Forrestdale, east of Nicholson, north of Armadale Rd

889 123 123 124 298 269 265 52 56 74

Forrestdale – Northern Part 890 177 375 614 434 949 1605 144 134 204

Forrestdale, south of Armadale Rd, west of Tonkin Hwy

894 363 394 519 959 896 1254 145 150 181

Brookdale, south of Rowley Road 897 48 47 49 120 104 84 4 0 1

Brookdale Total 988 1747 4073 2949 5073 11653 697 805 1256

Forrestdale Total 663 892 1257 1691 2114 3124 341 340 459

Southern River Total 860 1398 2677 2341 3779 7429 939 1064 1036

Table 9: Revised Land Use Data – New Forecasts

Dwellings Population Area Zone

2006 2011 2021 2006 2011 2021

Southern River – North Part 826 N/C N/C

Southern River – Central Part 829 N/C N/C

Southern River – South Part 830 N/C N/C

Champion Lakes 869 1348 1588 1588 3613 4002 4002

Champion Lakes/Seville Grove 871 1338 1667 1667 4201 4201 4201

SW Corner Seville Grove 873 1300 1630 1630 4082 4108 4108

Brookdale – Northern Part 883 72 400 795 193 1008 2003

Brookdale – Eastern Part 884 270 795 1984 724 2003 5000

Brookdale – Southern Part 885 298 516 1667 799 1300 4201

Brookdale – Eastern Part/Forrestdale – Eastern Part 886 279 397 1706 748 1000 4299

SE corner of Brookdale 887 21 596 1072 56 1502 2701

Forrestdale Business Park 888 154 0 0 389 0 0

Forrestdale, east of Nicholson, north of Armadale Rd 889 124 635 1825 331 1600 4599

Forrestdale – Northern Part 890 178 1707 3294 476 4302 8301

Forrestdale, south of Armadale Rd, west of Tonkin Hwy 894 299 318 476 801 801 1200

Brookdale, south of Rowley Road 897 48 48 794 129 121 2001

Brookdale Total 1000 2650 7650 2680 6678 19278

Forrestdale Total 665 4465 8000 1782 11252 20160

Southern River Total

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Table 10: Revised Land Use Data – New Forecasts: Employment

2011 2021

Area Zone Man. Retail Const. Com

Ser Other Man. Retail Const. Com Ser Other

Southern River – North Part 826 N/C N/C

Southern River – Central Part 829 N/C N/C

Southern River – South Part 830 N/C N/C

Champion Lakes 869 0 85 0 85 43 0 85 0 85 43

Champion Lakes/Seville Grove 871 0 89 0 89 45 0 89 0 89 45

SW Corner Seville Grove 873 0 87 0 87 44 0 87 0 87 44

Brookdale – Northern Part 883 0 21 0 21 11 0 43 0 43 21

Brookdale – Eastern Part 884 0 43 0 43 21 0 106 0 106 53

Brookdale – Southern Part 885 0 28 0 28 14 0 89 0 89 45

Brookdale – Eastern Part/Forrestdale – Eastern Part

886 0 21 0 21 11 0 92 0 92 46

SE corner of Brookdale 887 0 32 0 32 16 0 58 0 58 29

Forrestdale Business Park 888 1227 460 307 163 920 2455 921 614 307 1841

Forrestdale, east of Nicholson, north of Armadale Rd

889 N/C N/C

Forrestdale – Northern Part 890 N/C N/C

Forrestdale, south of Armadale Rd, west of Tonkin Hwy

894 N/C N/C

Brookdale, south of Rowley Road 897 0 3 0 3 1 0 43 0 43 21

[Source: Transcore]

Forecast Traffic Volumes

Link Volume Plots were received from Main Roads WA for the area surrounding the proposed Forrestdale Business Park. The model runs undertaken by Main Roads WA included land use and network modifications as discussed in chapter 3 of this report.

The traffic forecasts were obtained from Main Roads WA’s ROM transport model using 24-hr AAWT (Average Annual Weekday Traffic) volumes. The model was run using the land use data as specified by Transcore for the zones in the vicinity of and including the Forrestdale Business Park. For the remaining traffic zones, Main Roads WA used the ‘trend case’ land use data as provided by DPI.

Main Roads WA (MRWA) has provided the following Terms and Conditions with these traffic forecasts:

“MRWA Traffic Modelling Data as supplied to approved clients is confidential and is not to be made available to unauthorised persons or organisations. This data should not be used for any purpose other than the stated purpose for which it was requested from MRWA. The MRWA Traffic Model is for estimating regional traffic volumes on regional and major local roads, and it should not be used for estimating local traffic on local roads. The MRWA Traffic Model includes local roads but this is to provide connectivity in the model. MRWA Traffic Modelling Data should be interpreted by an experienced/qualified person who understands transport modelling and the limitations of the data. This data should not be used in making decisions relating to the commercial or residential developments.”

The adjusted forecast traffic volumes for the key major roads surrounding the Forrestdale Business Park in 2011 and 2021 are shown in Figures 19 and 20 and Table 11.

Table 11 – Adjusted Forecast AAWT Volumes

Road Section 2011 2021

Ranford Rd (Armadale Rd to Tonkin Hwy) 15,300 20,900

Tonkin Hwy (Ranford Rd to Armadale Rd) 18,500 23,800

Armadale Rd (Tonkin Hwy to Ranford Rd) 16,300 18,600

Source: Unadjusted Figures obtained from Main Roads WA, Figures refer to Average Annual Weekday Traffic Volumes (AAWT)

Main Roads WA has provided the following explanation for the differences between ‘adjusted’ and ‘unadjusted’ volumes:

“Raw data as supplied from the MRWA Metropolitan Transport Model are considered ‘unadjusted volumes’, in that the values have not been adjusted for the variations that modelled data experiences from the actual counts on the network. The validation of the raw future data by the deviation between the modelled and observed data in 2001 is known as ‘adjusting the volumes’. The difference between the modelled and observed volumes in the validation year is then assumed to be constant for each future network, thus the magnitude of the variation is assumed constant into the future. As with all modelling of this nature, results must be interpreted with caution by persons with adequate knowledge and experience in transport modelling and planning.”

The data was supplied by Main Roads WA to Transcore in an ‘unadjusted’ format. The forecasts were checked for reasonableness. Some of the figures in table 8 have been ‘adjusted’ by Transcore to take into account differences between observed and modelled link volumes in the 2001 base year.

Conclusions

The ARA appointed Transcore to undertake a traffic modelling exercise to produce traffic forecasts for the area surrounding the Forrestdale Business Park for 2011 and 2021.

Transcore has ensured that the most recent proposed land uses for the surrounding area were taken into account through consultation with the ARA, the City of Armadale and the Department for Planning & Infrastructure. The land use information obtained was translated into the proper format for use by the Main Roads WA model.

Discussions and meetings were held with Main Roads WA to ensure that the network in the vicinity of the study area had been coded to a sufficient level of detail to produce reasonable traffic assignment results.

The traffic forecasts were supplied by Main Roads WA to Transcore in an ‘unadjusted’ format. The forecasts were checked for reasonableness and some of the figures were ‘adjusted’ by Transcore to take into account differences between observed and modelled link volumes in the 2001 base year which would affect the 2011 and 2021 forecasts.

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Figure 19 – Adjusted 2011 Forecast Traffic Volumes (Source: Transcore) ( Not To Scale)

Figure 20 – Adjusted 2021 Forecast Traffic Volumes (Source: Transcore) (Not To Scale)

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OPPORTUNITIES & CONSTRAINTS

The development of the Forrestdale Business Park will be influenced by a series of factors both intrinsic to, and external to, the site. These factors range from the predetermined location of major infrastructure works and services, to the presence of significant environmental features such as wetlands.

In terms of formulating the Structure Plan, opportunities, and constraints (in particular) have not been regarded as immoveable. Instead they present challenges that may be met with mitigations, offsets and potential management solutions.

The following section looks into some of the more notable features that have shaped the Structure Plan at hand. These are also illustrated in Figure 21.

Tonkin Highway

The Tonkin Highway extension is constructed along the northern boundary of the Structure Plan area. The Highway itself does not serve to limit the potential of the site; however it does create an impermeable barrier along this boundary.

Conversely the Highway will provide excellent ‘exposure’ for the Business Park.

The Tonkin Highway intersection with Ranford Road is a signalised at-grade intersection. When sufficient traffic counts are recorded, the intersection will be modified to a grade separated intersection. Access to the Business Park from Ranford Road (in the vicinity of the Tonkin Highway/Ranford Road intersection) must and has taken into consideration this future grade separation.

The Forrestdale Business Park is afforded a high level of accessibility with the commissioning of the Tonkin Highway extension. Access is a critical issue in the viability of commercial land uses meaning that the extension provides an excellent opportunity for the precinct overall.

Gateway to the City

Armadale Road extends from the Armadale City Centre to the Kwinana Freeway. Armadale Road is a major entrance into Armadale and as such represents an important ‘gateway’. This gateway should be celebrated where possible through appropriate landscaping and sign posting. A high quality of built form should also be mandated along Armadale Road.

Wastewater Buffer Zone

The Water Corporation’s Westfield Sewage Treatment Plant (south of Armadale Road) was decommissioned in 2004. Infrastructure for the Forrestdale Pump Station however remains in service. As a consequence the buffer requirements has been reduced from 1,000m to 500m.

Under the Corporation’s Buffer Distances Policy for Odour Emissions, the acceptable land uses within the buffer zone are restricted to public and regional open space, specific commercial and business zones, public roads, industrial operations which meet the ‘light industry’ definition of having no amenity reducing off-site effects, recreational areas, golf courses, reserve, rural land and undisturbed native bush.

Development approvals will be subjected to the compliance with this land use policy

Western Power Easement

The existing high voltage power lines that traverse the site are protected by a 60m easement. Development within the easement is restricted to hard stand areas, car parking, storage of machinery and commercial horticultural uses. Vehicles and any machinery operated within the easement may not exceed 2.5 metres in height.

No other uses are permitted. Western Power recommends individual development proposals on lots affected by the easement be forwarded to it for formal comment and assessment.

The easement results in approximately 9 ha of land being directly affected by the transmission lines in the study area.

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Figure 21– Opportunities & Constraints (Scale 1:10,000)

LEGEND

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Water Supply

A major water supply main exists on the northern side of Armadale Road. This 760 mm diameter main services the Thompson’s Lake development area and may be used as an interim water supply for the subject land.

The water main is currently above ground along the majority of the Armadale Road frontage for the Structure Plan area, however a portion has been sunk to enable construction of an entry into the Business Park.

North-South Spine Road/Water Corporation Pipe Line

A central north-south spine road connecting Ranford Road with Armadale Road has been included in the Structure Plan. This is a key recommendation of the ARA Concept Plan (2004). The intersection of the spine road with Armadale Road is determined given the partial ‘under-grounding’ of a section of Water Corporation Pipe Line (that travels within the reserve of Armadale Road). The burial of the pipeline was undertaken to accommodate the future spine road.

The further ‘under-grounding’ of this pipeline may need to occur in order to establish any additional access/egress into the site from Armadale Road. This will be the responsibility of the developer.

East-West Spine Road

A primary east west connection between the Ranford Road-Lake Road intersection and the centre of the precinct has been included in the Structure Plan. This is a key recommendation of the ARA Concept Plan (2004). .

Conservation Category Wetland & Drainage Basin

The botanical survey undertaken by Eleanor Bennett Consulting and ATA Environmental reveals that significant vegetation exists in the south-western corner of the site. This site was previously classified as a resource enhancement wetland, and has recently been reclassified to a Conservation Category Wetland by the Department of Environment and Conservation. Further review of the condition of the vegetation suggests it should be retained. In addition a Public Open Space Reserve shall be incorporated in the Structure Plan. The drainage basin proposed in Parsons Brinckerhoff’s LWMS is located adjacent to the wetland buffer, and does not impact on the wetland’s catchment area.

Indigenous Heritage

On the basis of past reporting it is understood that there are a series of Indigenous heritage sites across the Forrestdale Business Park Precinct and two of these have been subject to the required Section 18 clearance process. However given that no new additional Indigenous heritage reporting/investigation has been commissioned, this position needs to be verified. Responsibility for this issue rests with the developer.

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Appendix 1 Land Ownership Details

47


Landownership Details (at July 2008)

Lot Property Address C/T DP/Plan/Dia Area % Name/Syndicate

54 Ranford Road 2216/639 DP27726 9.3932 4.78 SAS Property Group

53 566 Ranford Road 2216/638 DP27726 9.3416 4.75 ABN Group

3 L3 Ranford Road 162/122A D3524 9.3331 4.75 ABN Group

4 L4 Lake Road 2195/732 D3524 10.2942 5.24 Gazebo Management Pty Ltd

5 588 Ranford Road 162/120A D3524 4.5401 2.31 Clarke & O’Neil Group

Road Reserve Ranford Road DP 54278 0.5175 0.26 ARA

9002 Ranford Road 2650/258 DP 54278 0.3229 0.16 Clarke & O’Neil Group

9501 Armadale Road 2673/257 DP 56880 55.875 28.44 SAS Property Group

9500 Armadale Road 2673/256 DP 56880 7.7197 3.93 SAS Property Group

13 631 Lake Road 1707/795 P11261 5.7400 2.92 Wayne Joseph Stammers

14 15 Brigade Road 1798/903 P11261 1.7054 0.87 Lot 14 Brigade Rd Syndicate

51 L51 Armadale Road 1546/276 D51350 13.5444 6.89 Clarke & O’Neil Group

52 24 Brigade Road 1546/277 D51350 13.5475 6.89 Colli Nominees Pty Ltd

Pt 31 L76 Brigade Road 1051/607 D10313 0.1012 0.05 City of Armadale

Pt 80 526 Ranford Road 1967/943 DP226040 8.5590 4.36 Clarke & O’Neil Group

Pt 82(b) Lake Road 2195/733 DP226040 4.0468 2.06 Gazebo Management Pty Ltd

5052 Nil 2521/530 DP29950 18.4115 9.37 Commissioner of Main Roads

130 Ranford Road 1967/941 DP83982 4.4642 2.27 Caroma Capital Group

131 502 Ranford Road 1967/942 D83982 4.5344 2.31 Swiftstar Pty Ltd

406 L406 3081/235 D6767 0.2023 0.10 Gazebo Management Pty Ltd

296 R9711 3081/233 DP127543 0.8094 0.41 Gazebo Management Pty Ltd

2839 R34252 3057/672 P11261 0.0997 0.05 City of Armadale (Reserve 34252)

300 Lot 300 Lake Road DP 47846 0.9278 0.47 Brigade Road Syndicate

123 Lot 123 Armadale Road D51350 0.7193 0.37 Brigade Road Syndicate

4851 3129/328 DP29950 0.9894 0.50 Unallocated Crown Land

4853 3129/330 DP29950 1.2229 0.62 Unallocated Crown Land

5048 2521/527 DP29950 2.6829 1.37 Commissioner of Main Roads

5053 2521/531 DP29950 0.7660 0.39 Commissioner of Main Roads

218 Lot 218 Ranford Road DP 52127 2.5601 1.30 Veneto Investments Pty Ltd

9001 Ranford Road DP 52127 0.5182 0.26 ARA

Road Reserve Lake / Brigade Roads 2.5668 1.31 Commissioner of Main Roads

Road Reserve Allen Road 0.4335 0.22 Commissioner of Main Roads

Total 196.4900 100.00

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Appendix 2 Summary of LAIPS

Recommendations

50

RECOMMENDATIONS OF LAIPS

# Recommendation Applicability

1. ARA to seek the adoption of the Sustainable Development Policies (SDP) and guidelines by the Board and have the SDP’s advertised as required by section 2.2 of the redevelopment Scheme.

Draft policies have been prepared and are referenced in this report. Policies are yet to be adopted.

2. ARA to initiate and undertake Structure Planning for the Precinct on behalf of the Landowners. ARA is to establish a Design Review Group incorporating representatives from the developer, the ARA and other government agencies.

Structure plan herein satisfies part 1 of this recommendation. DRG N/A at present; to occur in conjunction with implementation of Structure Plan.

3. Establish a mechanism in the contributions policy to allow the ARA to facilitate Structure Planning and reimburse landowners where they undertake structure planning on behalf of other landowners.

General provisions to be incorporated in Scheme text via Scheme Amendment No.2. ARA to obtain cost estimates for all contribution items.

4. ARA initiates discussion with Landowners to instigate land ownership consolidation and the establishment of a representative landowners group or design review group.

Ongoing consultation being carried out by ARA, however N/A to Structure Plan at present time.

5. Engage a suitably qualified consultant to prepare an interpretation plan for the Forrestdale Business Park, Champion Lakes and Champion Drive Precincts. This study will examine the suitable provision of an interpretation centre linked by interpretive walks (possible forming part of the established walking and cycle network) and the provision of other interpretative elements associated with these. The study will examine a mechanism for apportioning costs to developers for inclusion in the ARA’s contribution policy for each precinct.

N/A at present; to occur in conjunction with implementation of Structure Plan.

6. Engage a public arts co-ordinator and initiate a Public Arts Strategy that identifies key projects and defines key elements for expenditure of public arts funds by both the developer and the ARA.

Broad discussion regarding public art included in Structure Plan, however commissioning of arts co-ordinator N/A to Structure Plan at present.

7. Modify ARA General Policies on Public Art to include the 1% public arts contribution requirement. Provision for public art referenced in this report. Also see (6) above.

8. Engage various Government Authorities to ensure appropriate public transport services are provided. ARA to liaise with government agencies. Proposed road network outlined in Structure Plan can accommodate bus service, if service provided in future.

9. Involve the City of Armadale in examining community facilities required for the precinct. Structure Plan does not support establishment of community facilities in Business Park. LAIPS recommendation no longer relevant.

10. Establish a mechanism in the Contributions Policy to allow for equitable distribution of costs in providing community service facilities.

Refer to (3) and (9) above.

11. ARA to verify with DEC that the final Geotechnical and Stormwater Drainage Study is consistent with EPA/DEC informal advice on wetland loss mitigation and that, in particular, sufficient flood storage capacity and water quality treatment (including biofiltration) is achieved.

Geotechnical and Stormwater Drainage Study to be forwarded to DEC as part of Structure Plan submission & assessment.

12. ARA to oversee finalisation of the draft Geotechnical and Stormwater Drainage Study (containing the Stormwater Drainage Strategy) by October 2004 and Water Quality Management Plan by November 2005 that meets water quality targets previously identified by the DEC and the Swan River Trust.

ARA to prepare Water Quality Management Plan subsequent to finalisation of Structure Plan.

13. ARA to undertake detailed site investigation. (Re: Contamination) It is the responsibility of developers to comply with DEC policy regarding potential soil and groundwater contamination. N/A to Structure Plan.

14. ARA to undertake spring flora survey. (Re: Flora survey) Survey completed and findings to be incorporated in Structure Plan once reviewed by ATA and development recommendations made.

15. ARA to undertake a risk-based assessment of human and environmental exposure pathways associated with onsite wastewater and/or greywater reuse and negotiate with the Health Department of WA, DEC and Swan River Trust regarding its future application, as appropriate. These issues should be addressed under the Water Quality Management Plan to be available by November 2005.

N/A to Structure Plan.

16. ARA to explore stormwater storage and reuse opportunities during preparation of the Stormwater Management Strategy.

Outcomes of Geotechnical and Stormwater Drainage Study incorporated in Structure Plan and ARA Guideline documents. ARA to verify opportunities appropriately addressed.

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# Recommendation Applicability

17. Arrange negotiations with Western Power to examine the opportunities for location of infrastructure within the easement area.

To occur in conjunction with implementation of Structure Plan.

18. ARA to examine options to facilitate undergrounding of Water Corporation Pipe Line at additional intersections with Armadale Road. Initiate discussions with Water Corporation.

Undergrounding of spine road where it intersects with Armadale Road has already occurred. Where further undergrounding of pipeline required, responsibility shall be borne by the developer.

19. ARA and/or developers will be required to apply for and obtain approval to clear more than one hectare of native vegetation.

Developers to comply with due process prescribed by DEC. Discussion regarding clearing yet to be provided by ATA.

20. ARA to commission a Traffic Impact Study based upon a preliminary Structure Plan and reconcile this against the City of Armadale’s ‘Armadale Road Strategic Access Study, 1996’ and associated modelling forecasts.

ARA commissioned and currently being prepared.

21. ARA should ensure the developer prepares and implements an appropriate Landscape and Irrigation Management Plan. The Plan shall provide for the rehabilitation and management of remnant vegetation and WSUD features within future development.

Landscape concept & theming detailed in this report. ARA policy requires landscape considerations to be included as part of all development proposals within the precinct.

22. ARA should facilitate ‘water-wise’ landscaping through the promotion of appropriate domestic landscaping ‘packages’ for new homeowners and ensuring local nurseries stock and promote ‘water-wise’ plant species.

Further investigation of water consumption/reticulation to be incorporated in Illustrative Master Plan being prepared by Epcad. Landscape considerations for homes sites N/A to Structure Plan.

23. ARA seek to establish water use consumption targets for public and household uses within the precinct and employ microcomputer controlled irrigation systems for POS areas, as appropriate.

Further investigation of water consumption/reticulation to be incorporated in Illustrative Master Plan being prepared by Epcad. N/A to Structure Plan.

24. ARA to develop and implement a Community Engagement Strategy. N/A as recommendation no longer supported by ARA.

25. ARA to include ‘Community Engagement by Developers’ in their Community Engagement Strategy and make available guidance documents (inclusive of other relevant stakeholder information) for developers.

N/A as recommendation no longer supported by ARA.

26. ARA to prepare an Economic Prosperity Strategy based upon the above principles.

27. ARA to prepare a Redevelopment Marketing Plan based upon the above principles.

28. ARA to adopt the economic indicators as specified in the Policies and Guidelines as desirable.

29. ARA to encourage developers and proponents to provide the necessary information on these economic indicators in their applications.

30. ARA to develop the Forrestdale Business Park Marketing Program.

31. ARA to provide facilitation for the sustainable economic development of Forrestdale Business Park.

N/A. Reporting to be undertaken at a later date by ARA as part of general promotion of Armadale region.

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