the spires phase 2 - structure plan report part one

SPIRES ESTATE (PHASE 2) LOCAL STRUCTURE PLAN SPATIAL PROPERTY GROUP

Our Ref: S:\Word\CD+P 2017\SpgBd\Structure Plan\3. Correspondence & Reports\R60 LSP Amendments\170530 SPIRES ESTATE LSP

(Master)_v17 (update to Mods Page).docx PAGE | 1

SPIRES ESTATE LOCAL STRUCTURE PLANLOTS 312 & 313 FIFTY ROAD, LOTS 2, 4, 7, 8 EIGHTY ROAD, LOT 5 BALDIVIS ROAD, BALDIVIS

March 2014

PREPARED BY


Our Ref: S:\Word\CD+P 2017\SpgBd\Structure Plan\3. Correspondence & Reports\R60 LSP Amendments\170530 SPIRES ESTATE LSP (Master)_v17 (update to Mods

Page).docx

Table of Amendments

Amendment

No.

Description of Change or Departure Amendment

Type

Date Approved by

WAPC

1 Inclusion of Lot 774 Fifty Road, Baldivis into

the Structure Plan area and for the purpose of

residential development.

(BDG Ref: 141028_SPIRES ESTATE LSP (PART

ONE ONLY)_UPDATED TO INCLUDE LOT 774)

Minor Does not require WAPC

endorsement under

Clause 4.2.7 of TPS2

2 Update the POS Schedule Fifty within Part Two (relevant to Lots 312 & 313 Fifty Road, Lots 2, 4, 7, 8 Eighty Road, and Lot 5 Baldivis Road, Baldivis).


endorsement under


3 Update the road network by replacing the cul-de-sac with a through road between land coded R40 and the northern portion of the land zoned Commercial and delete the nib road abutting the southern most area of land between R60 coded land and the public open space reserve.


endorsement under


4 The inclusion of R100 Residential Density Coded land surrounding the Neighbourhood Centre.

Major 3rd February 2017

5 Increase of Density from R40 to R60 Grouped Housing Lot (Cnr Nairn Drive and Amazon Drive)

Minor 19th May 2017

Document Status

VERSION COMMENT REVIEWER REVIEW DATE APPROVED BY ISSUE DATE

12 WAPC Schedule of Modifications ‒ 12 March 2014 MS 03.06.14 JAH 29.07.14

13 WAPC Schedule of Modifications (additional comments)

August 2014 MS 21.08.14 JAH 25.09.14

14 Minor Modification to include Lot 774 (Burgess Design Group) BDG 28.10.14 BDG 28.10.14

15 Minor Modification to update POS Schedule. TV ( CD+P) 22.08.15 KB (CD+P) 22.08.15

16 Major R100 Modification TV 15.02.17 KB 15.02.17

17 Minor R60 Modification TV 22.03.17 KB 22.03.17

Disclaimer and Copyright

This document was commissioned by and prepared for the exclusive use of Spatial Property Group. It is subject to and issued in accordance with the agreement between Spatial Property Group and CD+P.

CD+P acts in all professional matters as a faithful advisor to its clients and exercises all reasonable skill and care in the provision of professional services. The information presented herein has been compiled from a number of sources using a variety of methods. Except where expressly stated, CD+P does not attempt to verify the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents.

This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of CD+P.


Our Ref: S:\Word\CD+P 2017\SpgBd\Structure Plan\3. Correspondence & Reports\R60 LSP Amendments\170530 SPIRES ESTATE LSP (Master)_v17 (update to Mods

Page).docx

SPIRES ESTATE LOCAL STRUCTURE PLAN SPATIAL PROPERTY GROUP

SPIRES ESTATE LOCAL STRUCTURE PLAN Lots 312 & 313 Fifty Road; Lots 2, 4, 7 & 8 Eighty Road and Lot 5 Baldivis Road, Baldivis

MARCH 2014

Prepared for: Spatial Property Group Unit 1/896 Canning Highway

APPLECROSS WA 6153

T: 6555 2000 E: [email protected]

Prepared by: Development Planning Strategies 28 Brown Street

EAST PERTH WA 6004

T: 9268 7900 F: 9268 7999 E: [email protected]

In collaboration with: Coterra Environment Suite 19, 336 Churchill Avenue

SUBIACO WA 6008


Development Engineering Consultants Suite 3, 123A Colin Street

WEST PERTH WA 6005

T: 9481 1900 F: 9481 1700

Emerge Associates Suite 4, 6 Centro Ave

SUBIACO WA 6008


Transcore Traffic Engineering & Transport Planning 61 York Street

SUBIACO WA 6904


Bushfire Safety Consulting Pty Ltd PO Box 84

STONEVILLE WA 6081

T: 0429 949 262 E: [email protected]

Strategen Environmental Consultants Pty Ltd PO Box 287

BUNBURY WA 6231


Herring Storer Acoustics PO Box 219

COMO WA 6952



EXECUTIVE SUMMARY

The Spires Estate Local Structure Plan has been prepared to guide the subdivision and development of some 54.57 hectares of land on Lots 312 & 313 Fifty Road; Lots 2, 4, 7 & 8 Eighty Road and Lot 5 Baldivis Road, Baldivis within the

City of Rockingham municipality.

The Structure Plan has been prepared for the Spatial Property Group (project manager) on behalf of various landowners

by the following specialist consultant team:

Development Planning Strategies ‒ urban design, town planning

Cotterra ‒ environmental and urban water management

Emerge Landscaping ‒ landscaping design

Development Engineering Consultants ‒ engineering and servicing

Transcore Traffic Engineering and Transport Planning- traffic and transport analysis

Bushfire Safety Pty Ltd- bushfire hazard assessment

Strategen Environmental Consultants ‒ fire management plan

Herring Storer Acoustics ‒ acoustic assessment

Purpose

This Structure Plan provides an overarching planning framework to guide and facilitate the development of 54.57

Hectares of land at Baldivis for urban purposes, and has been prepared in accordance with the provisions of Part 4 of

the City of Rockingham Town Planning Scheme No. 2.

The plan provides for an integrated and coordinated approach to a mix of land uses and infrastructure, necessary to

create a strong and vibrant community, whilst delivering triple bottom line sustainability outcomes.

Design Approach

The design approach has been a rigorous multidisciplinary process with continuous reflection upon the purpose of

the Structure Plan. Design principles and considerations which have informed the design approach include:

Public Open Space allocation and community creation

Urban structure

Movement systems and connectivity

Leading built form

Landform and environment

Project Overview

The Structure Plan will create a framework for the future urban subdivision and development of an anticipated 800+

dwellings, which will ultimately house a new community in the vicinity of 2,240+ people and the provision for a

Neighbourhood Activity Centre.


Executive Summary Table

Item Data Section Reference

Gross Structure Plan Area 54.57 ha

Zones

Nett Residential (excl roads & POS)

Commercial

‘Other Regional Roads’ (Nairn Drive)

~ 31.36 ha

~ 2.8 ha

~1.01 ha

Estimated lot yield ~ 600+ lots

Part 2 ‒ Section 5.3

Estimated number of dwellings ~ 800+ dwellings

Estimated residential site density ~ 25 Dwellings /site hectare 1

~ 15 Dwellings/gross urban zone 2

Estimated population ~ 2,240+ @ 2.8pp/dwelling

Number of Secondary Schools 0

Number of Primary Schools 0

Public Open Space

Total Green Space

Credited Open Space

o Restricted

~5.933ha (12%)

~4.997ha (10%)

~0.7481ha (1.5%)

Part 2 ‒ Section 5.8

Composition of Public Open Space

Neighbourhood Parks

Local Parks

9 sites

~5.8ha (98%)

~0.133ha (2%)

Notes: 1 ‘Residential Site Hectare’ refers to the definition under Element 1 of WAPC’s Liveable Neighbourhoods. 2 ‘Gross Urban Zone’ refers to the definition under WAPC’s Directions 2031 and supporting documents.

Structure Plan Disclaimer:

The Spiers Estate Local Structure Plan includes reference to the draft Structure Plan design for Lot 311 Fifty Road,

Baldivis; the Lot 311 Structure Plan subject to final endorsement by the City of Rockingham and approval of the WAPC.

Acknowledging the timing of preparation of specialist reports contained in Part 3 of the Spires Estate Local Structure

Plan, the most recent Lot 311 Structure Plan design is not accurately referenced in the specialist reports; namely a

north-south road connection between Lots 312 and 311.

Notwithstanding the above, Part 1 and Part 2 of the Spires Estate Local Structure Plan has been updated to correspond

with the current Lot 311 Structure Plan design. Furthermore, construction of this road connection will be undertaken

as part of future subdivision and engineering works for the two respective lots.


CERTIFICATION OF AGREED LOCAL STRUCTURE PLAN

IT IS CERTIFIED THAT THIS STRUCTURE PLAN

WAS APPROVED BY RESOLUTION OF

THE WESTERN AUSTRALIAN PLANNING COMMISSION ON:

............................................................. Date

Signed for and on behalf of the Western Australian Planning Commission

.....................................................................................................

An officer of the Commission duly authorised by the Commission pursuant to section 16 of the

Planning and Development Act 2005 for that purpose, in the presence of:

..............................................................Witness

AND ADOPTED BY

RESOLUTION OF THE COUNCIL OF THE CITY OF ROCKINGHAM ON:

............................................................................................ Date

.....................................................................................................

Director, Planning & Development Services

Signed under Delegated Authority for and on behalf of the Council of the City of Rockingham

This Structure Plan was prepared under the provisions of the

City of Rockingham Town Planning Scheme No.2


TABLE OF CONTENTS PART ONE ‒ STATUTORY SECTION

1 STRUCTURE PLAN AREA ............................................................................................................................................................................................ 1

2 STRUCTURE PLAN CONTENT .................................................................................................................................................................................. 1

3 INTERPRETATION AND RELATIONSHIP WITH TOWN PLANNING SCHEME NO. 2. ..................................................................... 1

4 OPERATION ...................................................................................................................................................................................................................... 2

5 LAND USE .......................................................................................................................................................................................................................... 2

6 GENERAL SUBDIVISION AND DEVELOPMENT REQUIREMENTS ........................................................................................................... 2

7 STRUCTURE PLAN MAP (PLAN 1) ......................................................................................................................................................................... 5

PART TWO ‒ EXPLANATORY SECTION

1 INTRODUCTION ............................................................................................................................................................................................................. 8

1.1 Purpose .............................................................................................................................................................................................................. 8

1.2 Background ...................................................................................................................................................................................................... 8

1.3 Land Description ........................................................................................................................................................................................... 8

1.3.1 Location ............................................................................................................................................................................................. 8

1.3.2 Ownership, Area and Legal Description........................................................................................................................... 9

1.3.3 Land Use ............................................................................................................................................................................................ 9

2 STATUTORY, STRATEGIC AND POLICY CONSIDERATIONS .................................................................................................................. 12

2.1 Zoning and Reservations ....................................................................................................................................................................... 13

2.1.1 Metropolitan Region Scheme ............................................................................................................................................. 14

2.1.2 City of Rockingham Town Planning Scheme No.2 ................................................................................................. 17

2.1.3 Baldivis (North) District Structure Plan ........................................................................................................................... 24

2.2 Government Strategies and Policies ............................................................................................................................................... 47

2.2.1 Directions 2031 ‒ Spatial Planning Framework for Perth and Peel ............................................................... 48

2.2.2 State Planning Policy 4.3 ‒ Poultry Farms .................................................................................................................... 60

2.2.3 Planning Bulletin No.63 ‒ Policy for Dealing with Potential Conflicts between Residential

Subdivision and Markets Gardens in East Wanneroo ............................................................................................ 71

2.2.4 Planning Bulletin No.87 ‒ High Pressure Gas Transmission Pipelines in the Perth Metropolitan

Region .......................................................................................................................................................................................... 90

2.2.5 Planning for Bushfire Protection Guidelines ............................................................................................................. 112

2.2.6 City of Rockingham Urban Growth Programme (2009) ..................................................................................... 125

3 SITE CONDITIONS AND ENVIRONMENT ..................................................................................................................................................... 130

3.1 Flora and Vegetation Assessments ............................................................................................................................................... 148

3.2 Fauna Assessments ................................................................................................................................................................................ 204

3.3 Landform and Soils ................................................................................................................................................................................ 215

3.4 Acid Sulfate Soils ..................................................................................................................................................................................... 227

3.5 Groundwater ............................................................................................................................................................................................. 236

3.6 Heritage ........................................................................................................................................................................................................ 242

3.7 Adjacent Bush Forever Site ............................................................................................................................................................... 246


3.8 Poultry Farm and Market Garden ................................................................................................................................................... 251

3.9 Parmelia Gas Pipeline ........................................................................................................................................................................... 264

4 CONTEXT ANALYSIS .............................................................................................................................................................................................. 275

4.1 Surrounding Land Use ......................................................................................................................................................................... 278

4.2 Movement Networks ............................................................................................................................................................................ 289

4.3 Activity Centres and Employment Nodes ................................................................................................................................. 299

4.4 Education .................................................................................................................................................................................................... 316

4.5 Regional Open Space ........................................................................................................................................................................... 337

5 LOCAL STRUCTURE PLAN ................................................................................................................................................................................... 347

5.1 Design Philosophy ................................................................................................................................................................................. 347

5.2 External Design Influences ................................................................................................................................................................ 347

5.2.1 Planning for Bushfire Protection...................................................................................................................................... 347

5.2.2 Noise Mitigation ....................................................................................................................................................................... 348

5.3 Residential Densities and Dwelling Forecasts ........................................................................................................................ 349

5.3.1 Dwelling Forecasts- Directions 2031 ............................................................................................................................. 349

5.3.2 Dwelling Forecasts- Liveable Neighbourhoods ...................................................................................................... 349

5.4 Streetscape and Built Form Environment ................................................................................................................................. 350

5.4.1 Density ........................................................................................................................................................................................ 350

5.4.2 Housing Typologies ................................................................................................................................................................ 350

5.4.3 Public Open Space Interface ............................................................................................................................................. 351

5.4.4 Solar Orientation ...................................................................................................................................................................... 351

5.4.5 Variations to Residential Design Codes ....................................................................................................................... 351

5.5 Detailed Area Plans ................................................................................................................................................................................ 353

5.6 Neighbourhood Activity Centre ..................................................................................................................................................... 354

5.7 Movement Network .............................................................................................................................................................................. 355

5.7.1 Structure Plan Access ............................................................................................................................................................ 355

5.7.2 Road Configuration and Hierarchy ................................................................................................................................ 356

5.7.3 Pedestrian and Cycle Network ......................................................................................................................................... 362

5.7.4 Public Transport ........................................................................................................................................................................ 362

5.8 Public Open Space ................................................................................................................................................................................. 365

5.8.1 Overview ....................................................................................................................................................................................... 365

5.8.2 Design and Drainage Rationale ....................................................................................................................................... 365

5.9 Urban Water Management ............................................................................................................................................................... 369

6 INFRASTRUCTURE CO-ORDINATION, SERVICING AND STAGING ................................................................................................. 370

6.1 Road works ................................................................................................................................................................................................. 370

6.2 Water ............................................................................................................................................................................................................. 370

6.3 Sewerage ..................................................................................................................................................................................................... 371

6.4 Power ............................................................................................................................................................................................................ 371

6.5 Telephone and Gas ................................................................................................................................................................................ 371

7 IMPLEMENTATION .................................................................................................................................................................................................. 372

7.1 Earthworks and Retaining Walls ..................................................................................................................................................... 372

7.2 Staging .......................................................................................................................................................................................................... 372


LIST OF PLANS Plan 1 ‒ Spires Estate Local Structure Plan Map

Plan 2 ‒ Location Plan

Plan 3 ‒ Site Plan and Orthophoto

Plan 4 ‒ Opportunities and Constraints Plan

Plan 5 ‒ Regional Context Plan

Plan 6 ‒ Internal Road Hierarchy

Plan 7 ‒ Indicative Path Network

Plan 8 ‒ Preferred Bus Routes

Plan 9 ‒ Public Open Space Concept Plan

Plan 10 ‒ Public Open Space

Plan 11 ‒ Indicative Staging

LIST OF FIGURES Figure 1 ‒ Metropolitan Region Scheme Zoning Map

Figure 2 ‒ City of Rockingham Town Planning Scheme No. 2 Zoning Map

Figure 3 ‒ Approved Baldivis (North) District Structure Plan Map

Figure 4 ‒ Approved modification- Baldivis (North) District Structure Plan Map

Figure 5 ‒ Outer Metropolitan Perth and Peel Sub-Regional Strategy

APPENDICES (PART 3) Appendix 1 ‒ Environmental Assessment Report (Coterra Environment);

Lot 5 Botanical Assessment (Bennett Environmental Consulting); and

Poultry Odour Assessment (Odour Unit)

Appendix 2 ‒ Servicing Report (Development Engineering Consultants)

Appendix 3 ‒ Land Owner Agreement ‒ Commercial Zoned land

Appendix 4 ‒ Fire Management Plan (Strategen)

Appendix 5 ‒ Local Water Management Strategy (Coterra Environment)

Appendix 6 ‒ Transport Assessment (Transcore )

Appendix 7 ‒ Indicative Lot Levels (Development Engineering Consultants)

Appendix 8 ‒ Certificates of Title

Appendix 9 ‒ Acoustic Assessment (Herring Storer Acoustics)

Appendix 10 ‒ Planning Bulletin No.87

Appendix 11 ‒ EPA Ministerial Statement No.580

Appendix 12 ‒ Minor Amendment to include Lot 774 Fifty Road, Baldivis (Burgess Design Group)

Appendix 13 Major Amendment for R100


ABBREVIATIONS AAMGL Annual Average Maximum Groundwater Levels

AHD Australian Height Datum

ARI Average Recurrence Interval

ASS Acid Sulfate Soils

BAL Bushfire Attack Level

BEST Baldivis East Stakeholder Team

BPZ Building Protection Zone

CGL Controlled Ground Levels

DAP Detailed Area Plan

DEC Department of Environment and Conservation; Development Engineering Consultants (as applicable)

DIA Department of Indigenous Affairs

DoW Department of Water

DSEWPaC Department of Sustainability, Environment, Water, Population and Communities

DSP District Structure Plan

EPA [Western Australian] Environmental Protection Authority

EPBC Act Environmental Protection and Biodiversity Conservation Act 1999

FMP Fire Management Plan

LWMS Local Water Management Strategy

MRS Metropolitan Region Scheme

NAC Neighbourhood Activity Centre

NCB Neighbourhood Connector B (Liveable Neighbourhoods)

OMSRS Outer Metropolitan Perth and Peel, Sub-Regional Strategy

PASS Potential Acid Sulfate Soils

PMD Peel Main Drain

POS Public Open Space

PSI Preliminary Site Investigation

PTA Public Transport Authority

SPP Statement of Planning Policy

TPS Town Planning Scheme

WAPC Western Australian Planning Commission

WWPS Waste Water Pumping Station

WWTP Waste Water Treatment Plant


PART ONE ‒

STATUTORY SECTION

SPIRES ESTATE

LOCAL STRUCTURE PLAN


This page has been left blank intentionally


PAGE | 1

PART ONE ‒ STATUTORY SECTION

1 STRUCTURE PLAN AREA This Structure Plan shall apply to Lots 312 and 313 Fifty Road, Lots 2, 4, 7, 8 Eighty Road and Lot 5 Baldivis Road, Baldivis

being the land contained within the inner edge of the line denoting the Structure Plan boundary on the Structure Plan

Map (Plan 1).

The Structure Plan is identified as the Spires Estate Local Structure Plan.

2 STRUCTURE PLAN CONTENT The Structure Plan comprises the following sections:

i. Part One ‒ Statutory Section, includes the Structure Plan Map (Plan 1) and any textual provisions, standards

or requirements that require statutory effect.

ii. Part Two ‒ Explanatory Section (Non Statutory), is to provide the planning context and justification for the

Structure Plan Map (Plan 1) and the textual provisions, standards or requirements contained in Part One of the

Structure Plan.

iii. Part Three ‒ Appendices, includes all specialist consultant reports and documentation used in the

preparation of and to support the land use outcomes of the Structure Plan.

3 INTERPRETATION AND RELATIONSHIP WITH TOWN

PLANNING SCHEME NO. 2.

3.1 Terms and

Interpretations

Unless otherwise specified in this part, the words and expressions used in this Structure Plan

shall have the respective meanings given to them in the City of Rockingham Town Planning

Scheme No. 2 ('Scheme') including any amendments gazetted thereto.

3.2 Relationship of the

Structure Plan with

Town Planning

Scheme No.2

This Structure Plan has been prepared under Clause 4.2 of the Scheme as the subject land is

zoned ‘Development’ and contained within Development Areas No. 9 and 22 which is shown

on the Scheme Map and contained within Schedule No. 9.

The Structure Plan Map (Plan 1) outlines the Zones and Reserves applicable within the

Structure Plan Area. The Zones and Reserves designated under this Structure Plan apply to the

land within it as if the Zones and Reserves were incorporated into the Scheme.

3.3 Provisions,

Standards or

Requirements

Pursuant to Clause 4.2.9.4 of the Scheme, the provisions, standards or requirements specified

under Part One of this Structure Plan shall have the same force and effect as if it were a

provision, standard or requirement of the Scheme.

In the case of any inconsistency between the Scheme and any provisions, standards or

requirements specified under Part One of this Structure Plan, the Scheme prevails to the extent

of any inconsistency.

3.4 Land Use

Permissibility Land use permissibility within the Structure Plan Area shall be in accordance with the

corresponding Zone under the Scheme.


PAGE | 2

4 OPERATION This Structure Plan commences operation on the date it is adopted by Council pursuant to Clause 4.2.6.15 of the

Scheme.

Changes or Departure from the Structure Plan may be undertaken by the Proponent and adopted by Council in

accordance with Clause 4.2.7 of the Scheme.

5 LAND USE 5.1 Structure Plan Map The subdivision and development of land is to generally be in accordance with the Structure

Plan and any associated provisions contained in Schedule No. 9.

5.2 Residential Density Residential densities applicable to the Structure Plan Area shall be those residential densities

shown on the Structure Plan Map (Plan 1).

6 GENERAL SUBDIVISION AND DEVELOPMENT REQUIREMENTS

6.1 Notifications on Title

In respect of applications for the subdivision of land the Council shall recommend to the

Western Australian Planning Commission that a condition be imposed on the grant of

subdivision approval for a notification to be placed on the Certificate(s) of Title(s) to advise of

the following:

a) The lot being situated in the vicinity of the Nairn Drive and Baldivis Road, with the

potential to be affected by transport noise as identified in the Acoustic Assessment

under Part Three ‒ Appendix 9;

b) Construction standards to achieve higher noise standards in accordance with State

Planning Policy 5.4 Road and Rail Transportation Noise and Freight Considerations in Land Use Planning (as amended) as identified in the Acoustic Assessment under Part Three ‒ Appendix 9;;

c) Lots within the 100m Poultry Farm buffer and deemed to be affected by an odour

impact as identified in Appendix F of the accompanying Environmental Assessment

under Part Three ‒ Appendix 1;

d) Lots within the 300m buffer of market gardens, as prescribed by the WAPC Planning

Bulletin 63 Policy for Dealing with Potential conflicts between Residential Subdivision and Market Gardens in East Wanneroo.

Building setbacks and construction standards required to achieve a Bushfire Attack Level -29

or lower in accordance with Australian Standards (AS3959-2009): Construction of buildings in

bushfire prone areas as identified in the Fire Management Plan under Part Three ‒ Appendix

4


PAGE | 3

6.2 Detailed Area Plans

Detailed Area Plans (DAPs), pursuant to Clause 4.23 of the Scheme, are to inform applications

for subdivision and development in regard to the following:

a) Lots with rear-loaded garage access;

b) Lots with direct boundary frontage (primary or secondary) to an area of Public Open

Space;

c) Lots with a direct boundary frontage (primary or secondary) to Fifty Road and Nairn

Drive;

d) Land zoned Commercial;

e) Lots impacted by Nairn Drive and Baldivis Road in respect of noise mitigation; and

f) Lots deemed to be affected by a recognised Bush Fire Hazard.

Notes:

With reference to (e), affected lots are identified spatially in Appendix E of the accompanying

Acoustic Assessment, under Part Three ‒ Appendix 9 of the Structure Plan.

With reference to (f), affected lots are identified spatially in Figure 9a and 9b of the

accompanying Fire Management Plan, under Part Three ‒ Appendix 4 of the Structure Plan.

6.3 Variations to

Residential Design

Codes

The following variations to the Residential Design Codes shall apply:

Table 1 ‒ 6. Open Space (min total % of site)

Current R-Codes Provision (2013) Proposed Structure Plan Variation

R25 ‒ minimum 50%

R30 ‒ minimum 45%

R40 ‒ minimum 45%

R25 ‒ minimum 45%

R30 ‒ minimum 40%

R40 ‒ minimum 40%

Table 1 ‒ 7. Minimum Setbacks (Primary Street)

Current R-Codes Provision (2013) Proposed Structure Plan Variation

R25 ‒ 6m R25 ‒ 4m

6.4 Other

This Structure Plan is supported by a Bushfire Hazard Assessment (BFHA) and a Bushfire

Management Plan (BMP), contained under Part Three ‒ Appendix 4. Any land falling with

100m of a bushfire hazard identified in the BFHA/BMP is designated as a Bushfire Prone Area

for the purpose of the Building Code of Australia.

A Pipeline Risk Management Plan is required pursuant to the WAPC’s Planning Bulletin 87 ‘High Pressure Gas Transmission Pipelines in the Perth Metropolitan Region’ and in accordance with the Environmental Protection Authority’s Ministerial Statement No. 580. The preparation of a Risk Management Plan will be imposed as a condition of subdivision approval.

Development is not to occur within the 100m Poultry Farm Buffer, as identified on the

Structure Plan Map (Plan 1) and within the Odour Impact Assessment (Part Three - Appendix

1), until the activity ceases operation.


PAGE | 4

This page has been left blank intentionally

PLAN 1 - Spires Estate Structure Plan (Phase 2)Various Lots Fifty and Eighty Road, BALD1VISfor: Spatial Property GroupROCK/2016/...

A 28 Brown St, East Perth-WA 6004

P (08) 9325 0200

E [email protected]

W creativedp.com.au

NOTE: Lots within 100m of classified egetation Identified by Bushflre Management Plan (BMP),require a detaile BAL assessment at Building License stage.

LEGEND: RESERVES

ZO ES

Spires Estate LocalStructure Plan Boundary 11 Public Open Space

| Road Reserve1 1 R25 Residential

ELEMENTS WHICH INFORM THEi i R30 Residential STRUCTURE PLANrm R40 Residential Priority Controlled Interseaions

i i R60 Residential -j 100m Poultry Farm Buffer

i i R100 Residential III 1 Gas Pipeline Corridor

Commercial | Trees to be retained

Remnant Vegetation to be* Retained Subject to Engineering

and Detailed Design

the spires phase 2 - structure plan report part one

Documents