gidgegannup rural strategy - city of swan · 2010-04-13 · l3 minimum 40 hectare lots in landscape...

CITY OF SWAN

Policy No. C-Pol-087This Policy is adopted under

Clause 2.4A of TPS 9

Manex/Council Adoption: Version No:

24th November 2004 1

GIDGEGANNUP RURAL STRATEGY PLEASE NOTE The Place Plan provides the rationale for the land use precincts and development guidance in the “Gidgegannup Rural Strategy” Policy C-Pol-087 and, for that purpose, will be referred to the Western Australian Planning Commission (WAPC) for formal endorsement along with the Policy. The WAPC may require changes to the Place Plan and Policy. Any comments or requirements of the WAPC will be referred to the Council for consideration, and may lead to changes to the Place Plan and/or Policy. Any person using the Place Plan and Policy should do so with caution until these documents have been endorsed by the WAPC. The Council accepts no responsibility for the action of any person based on the contents of these documents until they are endorsed by the WAPC. The actions described in the Place Plan represent possible activities only and should not be construed as planned projects. The actions from the Place Plan will be considered in the City’s normal Annual Business Planning and budgetary processes.

Policy No. C-Pol-087

CITY OF SWAN This Policy is adopted underClause 2.4A of TPS 9

GIDGEGANNUP RURAL STRATEGY

1. Purpose Purpose of the Policy is to guide strategic and statutory land use and development decisions for Gidgegannup and portion of Red Hill. This Policy replaces the Gidgegannup Rural Strategy (1996).

2. Background The Gidgegannup Rural Strategy area covers approximately 43,000 ha or around 42% of the total City of Swan land area. Although only small from a population perspective, its geographic size and natural attributes make it an area of significance and the area is experiencing significant development pressure and issues requiring strategic and statutory direction. In 2002 the WAPC released the North Eastern Hills Settlement Pattern Plan (NEHSPP) that set out the broad pattern of development to accommodate population growth of an additional 12,000 people (to 2026) in the Gidgegannup locality. The Plan determined the most sustainable pattern of growth would be 3 small townsites (around 4000 people each) with a buffer of rural-residential around each town and to retain large expanses of landscape and rural areas given their contribution to the social and economic character of the Hills landscape. On 16 July 2003 the Council resolved to prepare a Place Plan for Gidgegannup that would provide detailed planning controls for a 5-10 year timeframe, in accordance with the staging recommendations of the (NEHSPP) and to resolve priority environmental and rural issues in the context of the Gidgegannup Rural Strategy, so that landowners and the community can have some certainty for the short-medium term.. In October 2003, the WAPC advised the City that the 1996 Gidgegannup Rural Strategy required review in order to provide a coordinate approach to subdivision in the locality to ensure that the area does not become a high risk for bushfires and that it had particular concerns with the impact of continued expansion of rural-residential development and protection of agricultural land. During 2004, extensive consultation was undertaken with the community and local stakeholders and a draft Place Plan was prepared that included draft Local Policy Provisions to guide the Local Structure Plans/Outline Development Plans, subdivision and land use and development for Gidgegannup. Following a 6 week public submission period on the draft Place Plan, modifications to the policy provisions were made and the “Gidgegannup Rural Strategy” Policy was prepared for Council adoption under Clause 2.4A of the Town Planning Scheme No.9.



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3. Application This policy applies to the land use precincts identified in the attached Figure 1. This policy does not exempt compliance with other requirements of the City of Swan District Town Planning Scheme No.9 and other Council policies or from the requirements of the Building Codes of Australia.

4. Policy The Council shall be guided by the Vision and Strategic Goals for Gidgegannup and any other relevant provisions of this policy and the Town Planning Scheme when considering any proposals including Local Structure Plans/Outline Development Plans, subdivision, land uses and development. 4.1 Vision The over-arching vision for Gidgegannup is:

“Hills lifestyle with managed growth” 4.2 Strategic Goals The Goals provide a strategic guidance for Gidgegannup: 1. The pattern and timeframes for growth and development are consistent with strategic

regional planning priorities guided by the North Eastern Hills Settlement Pattern Plan (WAPC 2002) and regional growth priorities of the City of Swan.

2. Growth is primarily directed to townsites to preserve the natural and rural landscape and to

provide a wider range of facilities and services available to the District. Rural-residential development is limited to provide a transition between townsites and surrounding natural and rural environments.

3. Conserve and enhance the natural environmental assets intrinsic to the District such as high

quality remnant vegetation and ecosystems, ecological corridors, Indigenous flora and fauna, water resources and the Darling Scarp and Hills topography.

4. Conserve and enhance the rural and landscape character of the District characterised by large

tracts of remnant vegetation, topography, rural activities, creeks, rock outcrops and rural and valley vistas.

5. Ensure that land use and development is based on land capability and suitability, taking into

consideration the impact on a wide range of environment, social and economic factors such as:



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• human safety through bushfire, erosion, flooding, soil and water quality, water supply

and wastewater disposal • rural and natural visual landscapes • remnant vegetation, ecosystems and water resources • access to services, facilities and employment • current or potential future opportunities for rural, agricultural, tourism and recreational

enterprises

6. Retain future opportunities for economic growth and to grow and diversify the local economy based on the intrinsic rural and environmental features of the District to provide income and local employment opportunities.

7. Improve access (locally or remotely) to community services and facilities. 4.3 Provisions for Specific Land Use Precincts The Council shall be guided by the Vision and Objectives for Precincts and any other relevant provisions of this policy and the Town Planning Scheme when considering any proposals including Local Structure Plans/Outline Development Plans, subdivision, land uses and development: TOWNSITES T1 Vision for Gidgegannup Townsite

“Gidgegannup Townsite is the primary centre for the Gidgegannup locality. It is a welcoming rural village with a cohesive arrangement of facilities and a safe movement network”.

T2 Objectives for Gidgegannup Townsite

a) Retain Gidgegannup townsite area as “General Rural” zone and do not support subdivision of land until such time as the development potential of the area has been resolved and a comprehensive Local Structure Plan has been adopted by the City of Swan and Western Australian Planning Commission

b) Residential development will provide housing choice and maximise effective use of land and provision of services and facilities.

c) Allocate and facilitate development of commercial and light industrial areas. Ensure proposals for commercial development are located within the townsite area and support development of a cohesive centre.

d) Ensure that the physical and landscape environment results in a community-friendly feel and rural-village character that has a cohesive arrangement of facilities and is attractive to visitors.

e) Ensure development within the townsite site occurs in a staged and coordinated manner.

f) Ensure development responds to water sensitivity, energy efficiency and nutrient management principles.

g) Conserve high quality remnant vegetation, waterways and wetlands and significant landscape qualities

h) Ensure development results in a network of amenable and safe road and paths for pedestrians and cyclists.

i) Integrate development with surrounding rural-residential development.



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T3 Objectives for other townsites

j) Retain the long-term opportunity for a future townsite in the O’Brien Road area by restricting subdivision and retaining current agricultural uses on the land identified on the north-east corner of Toodyay and O’Brien Roads

k) Do not consider any townsite or urban development proposals in the Gidgegannup locality until such time as the Gidgegannup townsite and other townsites in the Shire of Mundaring are nearing full development capacity and the proposal is considered a regional urban growth priority by the Council and the Western Australian Planning Commission.

LANDSCAPE PRECINCTS L1 Objectives for Landscape Precinct

a) To conserve biodiversity and ecological systems and recognise as a significant metropolitan asset that must be prevented from gradual erosion of ecological values and landscape character.

b) To provide regional ecological linkages. c) To conserve landscape character and visual amenity through retention of natural

topography, remnant vegetation, location and design of buildings and types of land uses.

d) To minimise risks to life and property. e) To provide for low impact land uses and development (such as agriculture, tourism

and recreational activities) that are compatible with environmental and landscape values.

Subdivision L2 no further subdivision of Landscape 1 Precinct over portion of Lot 11 (No.585) Toodyay

Road, Red Hill L3 minimum 40 hectare lots in Landscape 2 areas subject to land capability and suitability L4 minimum 20 hectare lots in Landscape 3 areas subject to land capability and suitability L5 cluster strata-title subdivisions will not be supported in Landscape Precincts Land Use and Development L6 The City will have due regard to the following matters when considering a development

application for extractive industries in the Landscape Precincts: • impact on the visual amenity of the area as seen from public roads and avoids steep

slopes and ridgelines • impact of vehicle movements and access to the site and around the site and in this

regard the City may require a traffic impact assessment to be carried out by a suitably qualified traffic engineer to determine the most appropriate location and design of access and vehicle movements

• environmental impacts such as erosion, on-site drainage and dieback minimisation and plans for rehabilitation during and following cessation of the operations. In this regard the City may require an Environmental Management Plan and a Landscaping and Rehabilitation Plan to be prepared by a suitably qualified person

• any prescribed requirements and provisions in accordance with Statements of Planning Policy 2.4 “Basic Raw Materials” and 4.1 “State Industrial Buffers Policy”.



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RURAL-RESIDENTIAL PRECINCT AND RURAL SMALL HOLDINGS PRECINCT RR1 Objectives for Rural-Residential Precinct and Rural Small Holdings Precinct

a) To provide rural living opportunities while preserving and minimising impacts on the distinctive landscape character, ecological linkages and environmental assets (land, water, biodiversity) and rural activity.

b) To ensure that Rural-Residential Precincts and Rural Small Holdings Precincts are comprehensively planned.

c) To ensure development takes into account surrounding rural, agricultural and extractive activities.

d) To support the social and economic viability of the Gidgegannup townsite and the effective provision of infrastructure.

e) To ensure progressive and orderly release of land in the context of a 10 year vision for rural-residential and small rural holdings development.

Subdivision RR2 minimum 2 hectares lots for Rural-Residential Precincts subject to land capability and

land suitability including sufficient potable water harvested on-site RR3 subdivision of land within the Rural Small Holdings Precinct will not be supported until a

comprehensive and integrated Local Structure Plan or Outline Development Plan has been adopted for the entire Precinct by the City of Swan and the Western Australian Planning Commission in accordance with the requirements of this Policy and the Town Planning Scheme

RR4 subdivision within the Rural Small Holdings Precinct must provide for a variety of lot sizes with a minimum of 4 hectares and an average of 6 hectares over the entire precinct to provide for the preservation of local natural assets and landscape characteristics and to allow for low-impact rural activity

RR5 public community infrastructure, including public open space will not be supported in Rural-Residential or Rural Small Holdings Precincts, with the exception of bridle paths where they: • are integrated into road reserves • meet safety standards • do not result in unnecessary clearing of remnant vegetation • are constructed at the developer’s cost.

GENERAL RURAL AND AGRICULTURAL PRECINCTS RA1 Objectives for General Rural and Agricultural Precincts

a) To facilitate a diverse range of rural and agricultural activities and complementary and compatible non-rural activities.

b) To accommodate low impact non-rural activities that are compatible with environmental and landscape values.

c) To ensure rural and agricultural activities are managed to minimise environmental impacts and preserve land, water and biodiversity.

d) To preserve the distinctive landscape and rural character of the locality. Subdivision



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RA2 minimum 50 hectare lots for Agricultural Precincts subject to land capability and

suitability RA3 minimum 20 hectare lots for General Rural 1 Precincts subject to land capability and

suitability RA4 minimum 40 hectare lots for General Rural 2 Precinct subject to land capability and

suitability RA5 cluster strata-title subdivisions will not be supported in rural precincts FFARINGTON PRECINCT F1 Objectives for Ffarrington Precinct

a) To ensure that land use and development is compatible with the Vision and Strategic Goals of this policy.

b) To ensure that land use and development is compatible with land capability and suitability.

RESOURCE PRECINCTS AND RED HILL SPECIAL PURPOSE PRECINCT R1 Objectives for Resource Precincts and Red Hill Special Purpose Precinct

a) To maintain the viability of priority resource and key resource extraction (as defined in the Statement of Planning Policy “Basic Raw Materials”) and waste management sites.

b) To minimise conflicts between resource and waste management areas and nearby sensitive land uses.

c) To ensure proper consideration of environmental (natural and human) and landscape amenity in accordance with statutory requirements.

4.4 Provisions for all Land Use Precincts The Council shall be guided by the Vision and Strategic Goals for Gidgegannup and any other relevant provisions of this policy and the Town Planning Scheme when considering any proposals including Local Structure Plans/Outline Development Plans, subdivision, land uses and development. LOCAL STRUCTURE PLANS/OUTLINE DEVELOPMENT PLANS Local Structure Plans/Outline Development Plans shall include the following details: LSP1 Type 2 Bush Fire Hazard Assessment in accordance with WAPC/FESA Planning for

Bush Fire Protection (2001) undertaken by a suitably qualified person. LSP2 Preparation of a Fire Management Plan in accordance with WAPC/FESA Planning for

Bush Fire Protection (2001) and the City’s Fire Management Plan Model to the satisfaction of the City of Swan and FESA.

LSP3 where in the opinion of the Council the proposal may have a significant impact on

landscape character, undertake a visual landscape assessment that identifies landscape characteristics and features that should be retained or enhanced



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LSP4 where in the opinion of the Council the proposal may have a significant impact on

landscape character, the Council may require the preparation of detailed Design Guidelines outlining how the location, scale and design of development (including but not limited to dwellings, outbuildings, water tanks) will be sited to preserve the landscape assets of the locality.

LSP5 a detailed assessment of the ecological values of local natural areas based on the natural

area assessment templates (see Local Government Biodiversity Planning Guidelines for the Perth Metropolitan Region) that identifies, but is not limited to: • current environmental values and threats to these values • presence of significant species or communities of flora and fauna including

Declared Rare Flora or Priority Flora, Specially Protected or Priority Fauna and Threatened Ecological Communities

• condition of the vegetation and natural area • areas contributing to a regional or local ecological corridors, including waterways

and wetlands • weed infestation and existence of dieback • slopes greater than 20%

The assessment should also make reference to the City’s Rapid Vegetation Assessment (Ecoscape 2004), Perth Greenway’s Local Biodiversity Corridors and Perth Biodiversity Project regional data sets where applicable to the site.

LSP6 where in the opinion of the Council, the proposal may have a significant impact on local

natural areas, the applicant will be required to prepare environmental management strategies that address, but are not limited to: • specific impacts of the proposal to limit or offset any significant impact of the

natural environment • management of weeds and exotic species • animal stocking and management, including areas to be fenced off from stock • prevention of soil degradation including salinity and erosion • protection of water courses and wetlands • strategic revegetation of watercourses, wetlands, ecological corridors and areas

identified worthy of restoration • protection of significant species or communities of flora and fauna including

Declared Rare Flora or Priority Flora, Specially Protected or Priority Fauna and Threatened Ecological Communities

• nutrient and drainage management • monitoring and reporting of bushland condition and water quality to the Council

and any other agencies considered relevant LSP7 a detailed assessment of soil types and land capability. NOTE: (a) the Council encourages applicants to liaise with local catchment groups in the preparation

of assessments of ecological assets and environmental management strategies. (b) the Council encourages applicants to inform new purchasers of the environmental

management strategies



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(c) soil and environmental data should be provided in an electronic format where possible for

inclusion into the Council GIS database. (d) consideration should be given to providing shared strategic firebreaks with no fencing

between properties should be considered where there is extensive coverage of bushland. (e) Proponents should consult with the Department of Indigenous Affairs for guidance the

likely presence of Aboriginal heritage sites The Council will have regard to the following matters when considering Local Structure Plans/Outline Development Plans: LSP8 the Strategic Vision and Goals for Gidgegannup and Strategic Vision and Objectives for

particular Land Use Precincts LSP9 where in the opinion of the Council, the proposal requires or provides the opportunity for

comprehensive planning and coordination of subdivision, then the Council may require the Local Structure Plans / Outline Development Plan to be prepared for an area beyond the subject lots.

LSP10 the extent of the Local Structure Plan/ Outline Development Plan area will be determined

by reference to the following factors, but not limited to: • the need to provide adequate road access options in the locality • extent of regional or local ecological linkages • extent of local surface water or drainage catchments • extent of fire management requirements

LSP11 Compliance with WAPC/FESA Planning for Bush Fire Protection (2001). LSP12 Any comments or advice from Fire and Emergency Services (FESA) LSP13 Any comments or advice from Department of Conservation and Land Management

(CALM) where abutting land controlled by CALM LSP14 location of building envelopes in accordance with the City’s Policy Pol-080 Building

Envelopes. LSP15 assessment of the need for strategic revegetation in accordance with the City’s Policy Pol-

C-060 Rural Subdivision Revegetation LSP16 conservation of significant local natural areas as determined by the assessment of

ecological values using the local natural areas template (refer to LSP5 above) LSP17 no clearing of locally significant remnant vegetation for any purpose other than within

building envelopes, roads, accessways, fences, firebreaks and essential infrastructure LSP18 minimising the impact of roads, accessways and strategic firebreaks on local

environmental assets and landscape amenity which shall mean: • limiting watercourses crossings • limiting roads, accessways or firebreaks on or in close proximity to ridges.



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• roads, accessways or firebreaks should be located parallel to contours and have

gentle slopes generally following contours LSP19 The City may refer Local Structure Plans/Outline Development Plans to relevant agencies

for advice on environmental and landscape matters and may require this advice to be incorporated into the Plan prior to final approval. In particular, the City will refer Local Structure Plans/Outline Development Plans to: • Department of Conservation and Land Management • Department of Environment • Department for Indigenous Affairs

SUBDIVISION The Council will have regard to the following matters when providing comments on subdivision to WAPC: S1 the Strategic Vision and Goals for Gidgegannup and Strategic Vision and Objectives for

particular Land Use Precincts S2 the need for a Type 2 Bush Fire Hazard Assessment in accordance with WAPC/FESA

Planning for Bush Fire Protection (2001) undertaken by a suitably qualified person where not previously undertaken as part of an adopted Local Structure Plan.

S3 the need for design and layout in accordance with WAPC Policy DC3.7 Bushfire

Planning, WAPC/FESA Planning for Bush Fire Protection (2001) and any strategies contained in a Fire Management Plan adopted under a Local Structure Plan or issues raised by the Bushfire Hazard Assessment.

S4 where in the opinion of the Council the proposal may have a significant impact on

landscape character, undertake a visual landscape assessment that identifies landscape characteristics and features that should be retained or enhanced, only where this assessment has not been undertaken in the preparation of an endorsed Local Structure Plan/Outline Development Plan

S5 where in the opinion of the Council the proposal may have a significant impact on the

ecological values of local natural areas, undertake an assessment of ecological values using the local natural area template (refer to LSP5above)

S6 location of building envelopes in accordance with the City’s Policy Pol-080 Building

Envelopes S7 no clearing of locally significant remnant vegetation for any purpose other than building

envelopes, roads, accessways, fences, firebreaks and essential infrastructure S8 provision of a 30 metre wide either side of waterways or around wetlands that is fenced

off from livestock, weeds removed and revegetated S9 minimising the impact of roads, accessways and strategic firebreaks on local

environmental assets and landscape amenity which shall mean:



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• limiting watercourses crossings • limiting roads, accessways or firebreaks on or in close proximity to ridges • roads, accessways or firebreaks should be located parallel to contours and have

gentle slopes generally following contours NOTE: landowners should consider provision of shared strategic firebreaks and no fencing between properties where there is extensive coverage of bushland.

S10 mechanisms to reduce potential for conflict between rural living and adjacent rural or

agricultural areas such as, but not limited to: • larger lot sizes in rural living areas • location of building envelopes in rural living areas • landscaping • notification on Certificates of Title advising of rural and agricultural activities in

adjacent areas The Council will request the WAPC to impose the following conditions of subdivision approval: S11 Notification of bushfire risk and existence of a Bushfire Management Plan pertaining to

the property or locality on the Certificate of Title in accordance with the Town Planning and Development Act 1928 (Section 12A) and Transfer of Land Act 1893 (Section 70A).

S12 The City may request the WAPC to require any new lots created in areas adjoining

Resource Precincts, Red Hill Special Purpose Precinct or resource extraction sites to place a notification on the Certificate of Title in accordance with the Town Planning and Development Act 1928 (Section 12A) and Transfer of Land Act 1893 (Section 70A) to alert future landowners of the operation of an extractive or waste management industry in the area.

LAND USE AND DEVELOPMENT The Council will have regard to the following matters when exercising its discretion on applications for development approval: LUD1 the Strategic Vision and Goals for Gidgegannup and Strategic Vision and Objectives for

particular Land Use Precincts LUD2 location of building envelopes in accordance with the City’s Policy Pol-080 Building

Envelopes LUD3 no clearing of locally significant remnant vegetation for any purpose other than for

building envelopes, roads, accessways, fences, firebreaks and essential infrastructure LUD4 need to avoid development on land that has a gradient in excess of 20 degrees and avoid

development on ridge tops LUD5 maintain natural contours where practical LUD6 minimising the impact of roads, accessways and strategic firebreaks on local

environmental assets and landscape amenity which shall mean:



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• limiting watercourses crossings • where located in close proximity to waterways, wetlands or drainage lines to be

surfaced in a suitable material, paving, road base or course gravel that limits the generation of dust and sediments entering nearby

• limiting roads, accessways or firebreaks on or in close proximity to ridges. • roads, accessways or firebreaks should be located parallel to contours and have

gentle slopes generally following contours LUD7 mechanisms to reduce potential conflict between sensitive land uses and adjacent rural or

agricultural activity such as boundary setbacks and landscaping. LUD8 where in the opinion of the Council the proposal may have a significant impact on the

environment, the applicant may be required to prepare environmental management strategies that address, but is not limited to: • management of weeds and exotic species • animal stocking and management, including areas to be fenced off from stock • prevention of soil degradation including salinity and erosion • protection of water courses and wetlands • strategic revegetation of watercourses, wetlands, ecological corridors and areas

identified worthy of restoration • protection of declared and endangered flora and fauna and Threatened Ecological

Communities (TECs) • nutrient and drainage management • monitoring and reporting of bushland condition and water quality to the Council

and any other agencies considered relevant LUD9 structures should be located in areas of least visual impact, especially views from public

roads where practical and where not compromising locally significant environmental assets

NOTE: The City may refer Development Applications to relevant agencies for advice and may

consider this advice in its discretion on applications for development approval.



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CITY of SWAN

DISCLAIMER :Information shown on this plan, whilst believedto be correct at the time of compilation, must be

verified with the relevant data source and theCity of Swan accepts no responsibility for itsaccuracy or any matter arising from its use.

LEGEND

GIDGEGANNUP

RURAL STRATEGY

Policy C - Pol - 087

AGRICULTURE

FFARRINGTON

GENERAL RURAL 1

GENERAL RURAL 2

LANDSCAPE

LOCAL RESERVE - RECREATION

MRS - PARKS AND RECREATION

MRS - RAILWAYS

RESOURCE

RURAL RESIDENTIAL

RURAL SMALL HOLDINGS

SPECIAL PURPOSE - RED HILLWASTE MANAGEMENT

TOWNSITE

PRECINCTS

0 1 2

kilometres �P:\Data\PlacePlanning\Gidgegannup\Workspaces\Final\FINALRuralStrategyA3.WOR

DATE: FILE:

Nov 2004

FFARRINGTONGR1(20ha Minimum)

AGRICULTURE(50ha Minimum)

L2(40ha Minimum)

L3(20ha Minimum)

L2(40ha Minimum)

L3(20ha Minimum)

L3(20ha Minimum)

L3(20ha Minimum)

L1(No Further

Subdivision)



GR1(20ha Minimum)

GR1(20ha Minimum)

RSH(Min 4ha avg 6ha)

O'B

rien Road

Reen R

oad

Bunning

Road

Toodyay Road

Figure 1

MRS - PRIMARY REGIONAL ROADS

RESERVES

Council Adoption24 November 2004

Version 1

Clenton

Road

Berry Road

Quail Street

Trimble Rd

Joseph Rd

Cameron Road

Reser ve R

oad

Lilydale

Road

Stone vi ll e R

oad

Din sd al e R

oa d

L2

gidgegannup rural strategy - city of swan · 2010-04-13 · l3 minimum 40 hectare lots in landscape...

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