Local Structure Plan

1.0 PLANNING BACKGROUND1.1Introduction and PurposeThis submission has been prepared by Harley Dykstra on behalf of our client, GoldlightAsset Pty Ltd, and the landowners of Lot 2 (HN 1842) Thomas Road and Lot 4 (HN 331)Kargotich Road, Oakford (“the subject land”). This Structure Plan has been prepared inconjunction with Amendment No.206 to the Shire of Serpentine Jarrahdale Town PlanningScheme No.2 which is progressing simultaneously. Amendment No.206 provides for thesubject land to be rezoned from “Rural” to “Rural Living A” and includes the land withinAppendix 4A – Rural Living A Zone of TPS2 with related land use controls and provisions.This Structure Plan provides the associated framework to facilitate the subdivision anddevelopment of the land for rural residential land uses in a manner that interactsappropriately with the developing rural residential environment in this locality. Theproposed development of this site represents a “rounding off” of rural living developmentin an area that is bounded by Thomas Road, Tonkin Highway Reserve, Gossage Road andKargotich Road.The Structure Plan will facilitate the development of rural residential lots in accordancewith the Rural Living A zone of the Shire of Serpentine-Jarrahdale Town Planning SchemeNo. 2 (TPS No. 2). It is intended that where possible lots will be serviced by the extensionof existing sewer services in the road reserve to the east, thereby allowing potential forlots to be created smaller than 1ha in size, with a minimum lot size of 4000m 2.This report is accompanied by a Structure Plan (Plan 1), which is included at Part One ofthis Report, prepared in accordance with the Planning and Development (Local PlanningScheme) Regulations and TPS No. 2.The Explanatory section of this Structure Plan Report includes a detailed description of theproposal, provides an evaluation of the relevant town planning, local water management,bushfire and servicing considerations applicable to the land, and details the rationalesupporting the proposed Structure Plan.The Structure Plan has been formulated by Harley Dykstra in collaboration with specialistconsultants, who have provided input in relation to matters as follows:Porter Consulting-Engineering and Servicing DesignFlyt Pty Ltd-Traffic AssessmentLush Fire-Bushfire Management PlanDouglas Partners-Geotechnical InvestigationEcoscape Australia-Environmental AssessmentHdy2o-Local Water Management PlanLloyd George Acoustics-Transportation Noise AssessmentProposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford1 Page

1.2Site ContextThe subject land (see Figure 1) is located in Oakford and is situated approximately 30kmsoutheast of the Perth CBD, and 5km east of the Byford Town Centre. It is located on thesouth eastern corner of Thomas Road and Kargotich Road. Nearby development includessimilar rural living estates to the east and south with lot sizes ranging between 4,000m2and 2 hectares within those estates. Other estates to the north also comprise ruralresidential development, but land to the west is used for rural purposes.Lot 2 Thomas Road is 35.1746ha in area and has frontage to Thomas Road, Kargotich Road,Byford Meadows Drive and Jersey Road. Lot 4 Kargotich Road is 13.4984ha in area and hasfrontage to Kargotich Road. The total area subject to the proposed Local Structure Plan, istherefore, 48.6748ha.Figure 1 – Subject LandThe subject land is located within the Shire of Serpentine Jarrahdale, with lots to the westcomprising existing rural land and lots to the north, east and south comprising a mixtureof rural residential/special rural and rural land. Land to the south of Lot 2, which frontsKargotich Road (Lot 207), is currently undergoing a scheme amendment to convert theexisting rural zoning to “Special Rural” with a minimum lot size of 2ha. The schemeamendment for that site is still in the process of being finalised by the WAPC.The subject land currently accommodates a dwelling on each lot, a caretakers dwelling onLot 2 and a number of associated outbuildings on each lot. The rest of the site comprisesopen pasture and limited vegetation.1.3The Subject SiteTable 1 below provides details in respect to the legal ownership of the subject land.Copies of Certificates of Title and Sketches are included at Appendix A.Proposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford2 Page

Lot No.Plan /Diagram64846VolumeFolioRegistered Proprietor(s)4HouseNo.3311644900Asterdell Corporation Pty Ltd21842635711645575Tuscanny Management Pty Ltd careof Gilmour Thornett and JefferiesBoth Lot 2 and Lot 4 are affected by an easement noted on the title in favour of the StateEnergy Commission of Western Australia. The easements reflect the presence of a highvoltage power line corridor traversing the lots. The easement and corridor are recognisedboth in this document and in the concept plan for potential development of the subjectlots.Lot 4 is also affected by a drainage easement in favour of the Shire of SerpentineJarrahdale lying immediately adjacent to the Kargotich Road reserve. No change isproposed to this drain as a result of this proposal.Proposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford3 Page

2.0 PLANNING CONTEXT2.1State Planning Framework2.1.1Metropolitan Region SchemeLand generally surrounding the site is zoned “Rural”, reflecting both the broad acrefarming and rural-residential use of the land. Approximately 1km east of the subject site,land is reserved for “Primary Regional Roads” (PRR) for the extension of Tonkin Highway.East of this PRR reservation is the “Urban” zoned Byford residential area.The majority of the subject land is zoned “Rural” under the Metropolitan Region Scheme(MRS). An “Primary Regional Roads” (PRR) reservation covers a 20m wide portion of thesite along the northern boundary of Lot 4 for the future widening of Thomas Road.A copy of the Clause 42 MRS Certificate that relates to the reservation is included inAppendix B. The reservation of a portion of the land for PRR has been accommodated inconcept planning for the subject site. Acquisition of the PRR land area is to be consideredseparately and in parallel to this submission.This proposed Structure Plan request is entirely consistent with the MRS “Rural” zoning ofthe land and respects the PRR reservation as outlined.2.1.2Perth and Peel@3.5 MillionThe Perth and Peel@3.5 Million suite of documents released by the WAPC seek to providea planning framework for the Perth and Peel Regions as they grow to a population of 3.5million people by 2050. The strategy is supported by “sub-regional planning frameworks”.The subject site lies within the ‘South Metropolitan Peel Sub-Regional PlanningFramework.Whilst the land was identified in the South Metropolitan Peel Sub-Regional PlanningFramework for “Urban Expansion”, it is noted that the final adopted version of thedocument identifies the subject site for Rural Residential development. This changeensures the site accords with the Shire of Serpentine Rural Strategy that depicts this sitefor Rural Living development.Although the sub-regional planning framework indicates that Rural Residentialdevelopment generally comprises lots between 1 and 4 hectares, in this instance smallerlots sizes, down to 0.4ha can be considered because of the provision of reticulated sewer,the Shire of Serpentine Jarrahdale Rural Strategy (refer to section 2.3.3 below), andproposed Scheme Amendment No. 206 (refer to section 2.3.1 below). In summary, there arespecific provisions with the Scheme Amendment document and the Rural Strategy thatpermit lot sizes at a minimum of 4,000m 2, provided there is a connection to reticulatedsewer.2.2State Planning Policies2.2.1State Planning Policy 2.1 – Peel Harvey Coastal Plain CatchmentThe Peel-Harvey Coastal Plain Catchment Policy seeks to ensure that land uses occurringwithin the Peel-Harvey estuary system are managed to minimise impact and coordinatedthrough planning frameworks. The subject land lies within the policy area. SPP 2.1 includesProposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford4 Page

provisions relating to the development of land for rural-residential purposes (lots over4,000m²) and identifies requirements for on-site effluent disposal.2.2.2State Planning Policy 2.5 – Land Use Planning in Rural Area (SPP2.5)SPP 2.5 establishes the objectives for the management and protection of rural and ruralliving land in Western Australia. Under Clause 4.3 of the Policy, the WAPC recognises thatthere is a market for rural living development, and that it provides for a range of housingand lifestyle opportunities. The policy notes, however, that this type of use can steriliserural land and should be carefully planned. The policy notes the guidance of SPP 3 withrespect to the strategic identification of settlement patterns and guidance on rural livinguse.This Structure Plan is consistent with the strategic planning framework endorsed by theWAPC and Shire of Serpentine-Jarrahdale as outlined in Table 2.Table 2 – Analysis of Proposal under SPP 2.5 Rural Planning (Clause 5.3 – Rural Living)SPP 2.5 Policy Criteria Measures to apply indecision making for rural living (Clause 5.3)(a) Rural living proposals shall not be supportedwhere they conflict with the objectives of thispolicy or do not meet the criteria listed at 5.3(b) and (c)(b) The rural living precinct must be part of asettlement hierarchy established in anendorsed planning strategy;(c)The planning requirements for rural livingprecincts are that:i.The land be adjacent to, adjoining orclose to existing urban areas withaccess to services, facilities andamenities;ii.iii.iv.Analysis of this Scheme AmendmentRequestThe subject site is identified withinthe Shire’s Rural Strategy asendorsed by both the Shire andWAPC.The proposal represents the final‘round-off’ of the identified andwell-establishedrural-residentialcorridor between Tonkin Highwayand Kargotich Road. The land liesimmediately west of the plannedurban residential area of Byford andhas access to the urban services andfacilities provided there.The proposal will not conflict with theprimary production of nearby land, orreduce its potential;areas required for priority agriculturalland are avoided;The land does not impact on orprejudice the continued broad acrerural uses west of the site.The subject site is not identified forpriority agricultural use.the extent of proposed settlement isguided by existing land supply andtake-up, dwelling commencements andpopulation projections;The Rural Strategy as endorsedidentifies the subject site for RuralLiving as proposed and notes thedemand for this land use. TheStrategy notes that the population ofthe Shire will grow some 128% by2036, realising a significant demandfor new housing. The subject site isthe most conveniently accessibleremaining land of this use type, withthe majority of all nearby rural livingProposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford5 Page

landalreadydeveloped.Theproposal will create a mix of lot sizesnot otherwise provided for in theimmediate locality.v.areas required for urban uses areavoided;vi.Water supply shall be as follows – wherelots with an individual area of fourhectares or less are proposed and areticulated water supply of sufficientcapacity is available in the locality, theprecinct will be required to be servicedwith reticulated potable water by alicensed service provider. Should analternative to a licensed supply beproposed it must be demonstrated thata licensed supply is not available; or –whereareticulatedsupplyisdemonstrated to not be available, or theindividual lots are greater than fourhectares, the WAPC may consider a fitfor-purpose domestic potable watersupply, which includes water forfirefighting. The supply must bedemonstrated,sustainableandconsistent with the standards for waterand health; or – the developmentcannot proceed if an acceptable ricity supply shall be as follows – –where a network is available theprecinct is to be serviced with electricityby a licensed service provider, or –where a network is not available, theprecinct is to be serviced by electricityfrom renewable energy source/s, by alicenced service provider, and this hasbeen demonstrated;the precinct has reasonable access tocommunityfacilities,particularlyeducation, health and recreation;viii.The subject site is not intended forurban use and has been endorsedfor rural living use by both the WAPCand Shire within the Shire’s RuralStrategy.Finalisation of the Sub-RegionalPlanning Framework (WAPC March2018) has identified the land as‘Rural-Residential’ consistent withthe approved Shire Rural Strategyand surrounding land uses].An existing reticulated water serviceto the immediate east of the subjectsite can be extended to service allproposed lots.An existing power supply to the eastof the subject site can be extendedto service all proposed lots.The subject site is relatively close toplanned community facilities withinProposed Structure PlanLot 2 Thomas Road & Lot 4 Kargotich Road, Oakford6 Page

the established urban area to theeast.ix.the land is predominantly cleared ofremnant vegetation, or the loss ofremnant vegetation through clearing forbuilding envelopes, bushfire sarenotcompromised;The subject site is mostly cleared ofvegetation, having been long usedfor grazing purposes. A full featuresurvey has established the locationsof all trees to facilitate treeretention where possible and guidethe formulation of a concept plan.x.the proposal demonstrates and willachieve improved environmental andlandscape outcomes and a reduction innutrient export in the context of the soiland total water management cycle,which may include rehabilitation asappropriate;xi.the land is capable of supporting thedevelopmentofdwellingsandassociated infrastructure (includingwastewater disposal and keeping ofstock) and is not located in a floodwayor an area prone to seasonalinundation;xii.the land is not subject to a separationdistance or buffer from an adjoiningland use, or if it is, that no sensitive landuses be permitted in the area of impact;Environmental and land capability,togetherwithsitespecificgeotechnical testing demonstratethe land is suitable for developmentas proposed. There are noenvironmentally sensitive areaswithin the subject site. A substantialportion of the development wouldbe serviced by reticulated sewer,thereby minimising the potentialnutrient loading from development.A substantial portion of thedevelopment would be serviced byreticulatedsewer,therebyminimising the potential nutrientloading from development. Thoseproperties not being serviced bysewer have been assessed assuitable for on-site effluent disposalthrough the use of alternatetreatment units (ATU’s).The subject site is not affected by abuffer from an adjoining or nearbyland use.xiii.the lots can be serviced by constructe

This Structure Plan shall apply to Lot 4 Kargotich Road and Lot 2 Thomas Road, Oakford , being the land contained withi n the inner edge of the line denoting the Structure Plan boundary on the Structure Plan Map (Plan 1 ). 2.0 Operation The date the Structure Plan comes into effect is the date the Structure Plan is approved