2.1 ADOPTION OF THE CITY OF SWAN'S DRAFT BULLSBROOK TOWNSITE LAND USE MASTER PLAN

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1 2.1 ADOPTION OF THE CITY OF SWAN'S DRAFT BULLSBROOK TOWNSITE LAND USE MASTER PLAN Ward: (North Ward) (Strategic Planning) Disclosure of Interest: Nil Authorised Officer: (Executive Manager Planning) KEY ISSUES The Bullsbrook Townsite Land Use Master Plan (BLUMP) is a strategic planning document, prepared by the City of Swan, which will provide similar guidance to that of a district structure plan in order to enable a coordinated approach to the growth of Bullsbrook, an area forecast to grow from 5,614 people in 2013 to 26,483 people by The BLUMP gives specific consideration to the appropriate mix of land use, the adequate provision of public open space (POS), community facilities and a safe and efficient movement network for vehicles, public transport, cyclists and pedestrians. Environment and water management as well as other key infrastructure needs are also considered in the preparation of the plan. Apart from a presentation to the Bullsbrook Residents and Ratepayers Association on 5 May 2014 and an Open House event on 13 May 2014, the BLUMP was formally advertised for a period of 42 days and an extension of one week was also granted to a number of community members and agencies who requested additional time. A total of 32 submissions were received from landowners and agencies. City staff worked to address all of the comments provided. Changes resulting from community consultation include a revision to the explicit wording of the master plan objectives; job yield within the industrial estate; the relocation and reconfiguration of the proposed district centre and southern local centre; modification to the Clay Quarry Buffer ; insertion of key industrial land use sites; a revision to the proposed Rutland Road extension; as well as the insertion of a previously approved connection road to the east of the study area; the identification of a potential additional high school site; and the need for provisions relating to future built form. Further clarification has also been given to the intention of the proposed Transitional Land Uses precinct and Rapid Transit Route. Page 1

2 It is recommended that the Council resolve to: 1) Grant approval to the modified Bullsbrook Townsite Land Use Master Plan (Attachment 1) and forward to the Western Australian Planning Commission (WAPC) to be acknowledged and/or referenced in its preparation of the North East Corridor Sub-Regional Structure Plan. 2) Request the Chief Executive Officer to commence a further investigatory land use study into those lots located to the east of the townsite boundary, directly north and south of the proposed District Open Space site resulting from the submission; and 3) Request the Chief Executive Officer to commence a further investigatory land use study into those lots located to the south of Stock Road, between GNH to the east and Railway Parade to the west in response to the submission received. 4) Advise all parties who made a submission of Council s decision accordingly. BACKGROUND The Bullsbrook Townsite Land Use Master Plan (BLUMP) is a strategic planning document aligned with the State Strategy, Directions It will provide guidance for future land use planning and growth within Bullsbrook, an area forecast to grow from a population of 5,614 people in 2013 to 17,146 by 2031 and 26,483 by The current townsite study area extends from Morrissey Road in the north to Stock Road in the south, GNH in the west to the Darling Scarp in the east, and south of Pearce RAAF Base from the escarpment in the east to Railway Parade in the west. The BLUMP has been prepared by the City of Swan which is currently facing pressure and strong demand for urbanisation within this area, including commercial, industrial and residential activities. The plan provides a coordinated approach to future townsite development (scheme amendments, structure planning and subdivision proposals) which will: allow for a diversity of land uses, which - provides for metropolitan and local residential land needs for the growing population - creates a vibrant activity centre with increased local employment and business opportunities, as well as improved services - assists in addressing the State's land shortage, and - generates local employment opportunities to contribute to self-sufficiency; - results in essential industrial growth within the existing Industrial zone with an appropriate land use and built form interface along the Great Northern Highway Page 2

3 protect the natural environment; provide the necessary basic infrastructure (including Public Open Space and community facilities) to support urban development; protect existing and identified long-term land uses, including the Pearce RAAF Base, and resources; and protect existing prime agricultural and horticultural land, where applicable. The BLUMP has been prepared using information from landowners, developers and their consultants, State Government agencies and service providers as well as past State Government and City of Swan studies/strategies. DETAILS The BLUMP is intended to act as a similar mechanism to a district structure plan. Whilst the plan holds no statutory weighting, the strategic document provides guidance towards the future urban growth of the area by identifying appropriate land use precincts, removing the need for a district structure plan in the future. Implementation of the proposed land use precincts will occur via respective regional and local planning scheme amendments as well as the associated local structure planning and subdivision approval. A copy of the proposed BLUMP document and associated map is provided in Attachment 1 and 2 respectively. The BLUMP gives specific consideration to the appropriate mix of land use, the adequate provision of public open space (POS), community facilities and a safe and efficient movement network for vehicles, public transport, cyclists and pedestrians. Environment and water management as well as other key infrastructure needs are also considered in the preparation of the plan. Land Use Apart from approximately 284ha being set aside for residential purposes, the BLUMP provides for a self-sustainable community by promoting a range of non-residential uses including industrial (331ha net), commercial (20,000m 2 net lettable area for a district activity centre plus up to two neighbourhood centres), community-based uses (including over 69ha of POS, 3 primary schools and up to 2 high schools) and mixed-use development. The study area has the capacity to accommodate 19,736 people (with additional capacity as currently constrained sites become available). This will significantly contribute to accommodating the forecast population for the overall area. Calculations made, based on initial developer consultation, indicated that the industrial estate will provide for over 2,000 jobs. It has become apparent that more intense industrial development is now likely to occur within this estate which will in fact generate approximately 11,000 jobs in the area. The BLUMP considers the protection of key existing land uses and aims to ensure future urban and industrial development will minimise conflict with the existing agricultural land uses located in near vicinity to the study area. Future local structure plans will need to demonstrate how a diversity of housing stock can be provided through a range of residential densities and design guidelines. Page 3

4 Public Open Space (POS) The future urban expansion of the study area will accommodate a variety of POS types supporting the quality of life for future residents and employees, taking advantage of and respecting the remnant bushland and natural features which enrich the area. This includes a District Open Space (DOS) with a district wide catchment, playing fields with an emphasis on active recreation, foreshore reserves with an emphasis on conservation and passive recreation, as well as local parks that can provide passive recreation, kickabout areas and playgrounds. The study area will likely result in approximately 61.6ha in unrestricted and 15.4ha in restricted POS allowing some parks to perform a drainage function also. Community Facilities The need for District and Local facilities has been identified in accordance with the draft Bullsbrook Community Infrastructure Plan prepared by the City s Community Facilities Planning Team. Movement Network The BLUMP recognises the importance of the surrounding regional road network as well as the need to build and improve upon the existing local road network. The intention of the proposed movement network is to safely move heavy vehicle traffic along the Great Northern Highway (GNH) and Perth to Darwin National Highway (PDNH), bypassing local roads and activity areas wherever possible. It also aims to ensure local traffic can access the urban and industrial area safely and efficiently, with minimal disruption to the flow of GNH. Significant changes proposed to intersections on Great Northern Highway include the development of: four 4-way signalised intersections; two 3-way signalised intersections; two 3-way un-signalised intersections; and four 3-way un-signalised left in/left out intersections. The modifications to the GNH intersections will also include the closure, in the longer term, (via a cul-de-sac) of Chittering Road where it currently intersects with GNH. As a result of this change, local traffic will be distributed via the local road network which will contain a number of new roads serving various functions. Whilst heavy vehicle traffic will in the short term most likely use the proposed north-south road link (connecting Chittering Road to Stock Road) to access GNH, in the long term, such traffic will be encouraged to use the proposed Rutland Road extension to either access GNH or PDNH via Rutland/Neaves Roads. The proposed road network promotes sustainable transport methods within, to and from the study area. An Activity Corridor will provide a central spine for movement and activity within the townsite. It will link the south Bullsbrook industrial area, shopping centres, schools and community facilities. The Activity Corridor will accommodate the future public transport route, whilst also accommodating footpaths, cycling lanes and a focus area for medium/high density residential development. Page 4

5 A long term vision is set in the BLUMP for a Rapid Bus Route, with the potential to link into the currently planned Ellenbrook Rapid Transit Route, which could extend through the future north Ellenbrook and south Bullsbrook industrial area to the Bullsbrook town centre, via PDNH and Stock Road. Environmental and water management The BLUMP aims to ensure that future development provides for environmentally sensitive design, protecting existing fauna, landscape and natural water features whilst ensuring safety for future communities (by ensuring any development is consistent with the State s Planning for Bushfire Protection policy). At the advice of the Department of Water (DoW), a Regional Water Management Strategy (RWMS) was prepared in accordance with the Better Urban Water Management Strategy with enough detail so that a District Water Management Strategy (DWMS) is not required. Given timing constraints linked to the usual required water monitoring associated with a DWMS, it was impractical to prepare a DWMS as the timing of future development is unknown and out of Council s control. As such, future local structure plan proposals will be required to be accompanied by a Local Water Management Strategy and relevant district and local level water monitoring. Education and cultural considerations The plan provides for a total of three new primary schools and the potential for one new high school. Normally provided at a rate of one primary school for every 1,500 lots and one high school per 6,500-7,000 lots, larger primary school sites (with co-shared playing field facilities) are provided to accommodate the anticipated growth, as per advice received by the Department of Education (DoE). It may be possible to negotiate the lot size for the potential new high school site if joint use of DOS or other local playing field facilities can be agreed upon. It is also noted that there are five Aboriginal Heritage sites located within the study area and in the assessment of future Local Structure Plans or individual site developments, applicants may be required to undergo appropriate consultation and survey investigation along with the preparation of a full inventory of heritage values and consideration of the Cultural Heritage Due Diligence Guidelines, satisfying the requirements of the Department of Aboriginal Heritage. The local community have also requested the consideration of the townsite s rural history. Whilst there are no sites within the study area which present significant European heritage value, rural elements can be presented through future built form, implemented via design guidelines as part of local structure plans. Infrastructure coordination, servicing and staging It is understood that key services can be upgraded and expanded to support the additional network load. As part of the future urban development, road infrastructure, utility headworks, Public Open Space and community facilities will need to be implemented via cost-sharing mechanisms. Individual developers will need to outline the method of cost-sharing for hard infrastructure items within their respective structure plans. Given that the City has conducted pre-planning for the required facilities and their locations, the City will require an amendment to Local Planning Scheme No 17 (LPS17) to include the entire study area as a Development Contribution Area. A subsequent Development Contribution Plan (DCP) will need to be compiled to ensure that future developers contribute towards the costs of land provision and development of the Page 5

6 necessary community facilities and possibly district level roads and drainage infrastructure. Other requirements For the Master Plan to be realised, the Metropolitan Regional Scheme (MRS) will need to be amended, through the State Government. This shall include (though not necessarily limited to) appropriate rezoning of land, in accordance with the Master Plan, from: 'Urban Deferred' to 'Urban'; 'Rural' to 'Urban'; 'Rural' to 'Parks and Recreation'. Upon appropriate rezoning of the MRS amendments, the City of Swan LPS17 will also need amending, including (but not necessarily limited to): Rezoning of land from 'General Rural' to 'Residential Development' and Special Use ; and Creation of a 'Development Contribution Area'. Such MRS and LPS amendments could be progressed by landholders seeking to develop their land. As areas are rezoned to 'Residential Development' and 'Special Use' under LPS17, structure plans will be required to be lodged with the City to coordinate the proposed development. Once Local Structure Plans have been approved by the City and the WAPC, development can proceed. DESCRIPTION OF STUDY AREA The area requiring a Master Plan was generally established in the City of Swan s Bullsbrook Townsite and Rural Strategy (BTRS), endorsed by the City in September The BTRS identified a Bullsbrook Townsite Land Management Precinct, recommending that detailed planning would be required to facilitate townsite expansion, by guiding land use change in this precinct. The townsite area has since been expanded in the south east to include more land west of Great Northern Highway (GNH), directly north of Stock Road. This was due to guidance provided by the State Government through the publication of its Economic and Employment Lands Strategy: non-heavy industrial for the Perth metropolitan and Peel regions (EELS) and the subsequent State Government endorsement of an MRS amendment which allowed rezoning of this Rural zoned land to 'Industrial (Amendment 1219/41). The current townsite study area extends from Morrissey Road in the north to Stock Road in the south, GNH in the west to the Darling Scarp in the east, and south of Pearce RAAF Base from the escarpment in the east to Railway Parade in the west. Attachment 3 provides a contextual map to illustrate the location of the study area. Page 6

7 RELEVANT PREVIOUS PLANNING DECISIONS A number of state and local planning strategies are relevant and have been considered in the preparation of the Master Plan. Accordingly, the plan is deemed to comply with the following: State Planning Strategy; Outer Metropolitan Perth and Peel Sub-Regional Strategy; State Economic and Employment Lands Strategy: non-heavy industrial for the Perth metropolitan and Peel regions; City of Swan Local Planning Strategy; City of Swan Urban Housing Strategy; and Bullsbrook Townsite and Rural Strategy 2008 OTHER RELEVANT PREVIOUS DECISIONS OF COUNCIL Bullsbrook Place Plan 2008 CONSULTATION The proposed BLUMP was advertised for a period of 42 days in April/May 2014 (with an additional one week extension granted upon request by the public). Letters were sent to all Bullsbrook residents with public notices placed in community newspapers and on noticeboards and in the City of Swan community newsletter In the Loop. A copy of the plan and associated report was made available on the City s website and at all of the City s libraries, the City of Swan Administration Centre and the Bullsbrook Place office. In addition, the public consultation included a presentation to the Bullsbrook Residents and Ratepayers Association on 5 May 2014 and an Open House event on 13 May Letters were also sent to the following public agencies and key stakeholders: Department of Indigenous Affairs Department of Planning Bullsbrook Residents and Ratepayers Association Department of Education and Training Department of Environment Regulation (DER) Department of Fire and Emergency Services Department of Housing Department of Industry and Resources Department of Parks and Wildlife Department of Transport Department of Water Ellen Brockman Integrated Catchment Group Heritage Council of Western Australia Main Roads Western Australia Public Transport Authority Page 7

8 Department of Defence Synergy Telstra Water Corporation Western Power A total of 32 submissions were received from landowners and agencies. City staff addressed all of the comments provided. The details of all submissions received and the City s response to these submissions are set out in the Schedule of Submissions attached under separate cover (Attachment 4). Where changes required are of a more significant nature, they are outlined in further detail in the discussion section below. DISCUSSION As a result of the public consultation undertaken, a number of key matters were raised which require further discussion and/or clarification within the BLUMP document. The following section provides a summary of key issues raised and the changes made accordingly. 1. Revision to BLUMP Objectives Within the submissions received, concerns were raised about the limited regard given to the precinct which has already undergone rezoning for industrial purposes. The South Bullsbrook Industrial Estate, as identified in EELS has been rezoned to Industrial under the MRS and Special Use Zone No. 12 in LPS17. Submissions received cite the concern that the stated master plan objectives do not explicitly identify the Industrial zone as an existing or identified long term use requiring protection through the provisions of the plan. Whilst it was not the intent to exclude specific mention of this identified land use, it is considered that the City s intention to support and encourage appropriate industrial development is addressed in the following BLUMP land use objective: provide for a self-sustainable community by promoting a mix of residential and non-residential uses, including industrial, commercial, community-based uses and mixed-use development It is the intent of the City to ensure a balanced, coordinated and equitable approach is given to the planning of the entire townsite study area. Nevertheless, to further highlight the City s aims, an additional statement has been inserted under Section Introduction and Purpose of the BLUMP, where the purpose of the BLUMP is described: results in essential industrial growth within the existing Industrial zone with an appropriate land use and built form interface along the Great Northern Highway The statement addresses submissions received and also justifies the BLUMP requirement for a Transitional Land Use zone which is further discussed in a later section. Page 8

9 2. Review of industrial estate job yield calculations Submissions received cite a concern relating to the underestimation of employment figures within the BLUMP. Early consultation with a key developer for the industrial estate identified that most of the landholders in the precinct, at that time, were not interested in developing their land in the short to medium future for any industrial development. It was understood that the intention for development in this area would be tailored to the identified future Inter Modal Freight Terminal (IMT) site which would be located in or directly adjacent to the study area, thus having a logistics and associated storage focus. Initial conversations indicated that any future structure plan to be submitted would provide for large scale transport depot lots which could also have capacity to accommodate suitable on-site storage. On this basis, it was understood that this lower scale development was a good reflection of the type of industry likely to occur in the area, well suited to the future IMT and nearby Perth to Darwin National Highway, generally in line with the preferred uses and potential end users outlined in EELS. Using guidance from the EELS background research papers, the figure of 6.29 employees per net ha was used in calculating future industrial employment numbers. In the meantime however, the developer has rightfully conducted a comprehensive industrial land study and needs assessment which has demonstrated the need for a wider mix of industrial uses to ensure the long term viability of the estate. With the information now available, City officers accept that this assessment, carried out by a suitably qualified consultant, demonstrates the ability for this estate to accommodate a variety of uses (provided a suitable portion of land is set aside for transport related uses) and thus a much larger employment base. Specifically, these numbers look at 30 employees per ha with a total yield of approximately 11,000 jobs. These alternative figures provide a stronger support to the self-sufficiency of the future residential expansion. As such, the figures within the report have been altered to reflect the figures cited within the needs assessment conducted on behalf of Sirona Capital Pty Ltd. It is noted that these figures will be likely to impact traffic management for the area (specifically in relation to intersection design) but not to the extent that it would impact the location of identified signalised intersections along GNH. Further liaison at local structure planning stage with Main Roads WA will continue to ensure that their high level planning for the area is consistent with these updated numbers. 3. Relocation of district centre A key landholder has raised concerns about the location of the proposed district centre, advocating for more visible exposure to the GNH and a visible/legible connection with the existing centre. A concept plan was used to demonstrate how this could function further south without direct access to the highway (in order to meet requirements of the Great Northern Highway Access Strategy). Bringing the centre further south will also bring development away from low lying wet areas around the creek, which would incur significant costs and increased need for drainage areas in the study area. The concept plan demonstrates how a main street style development could obtain access away from the signalised intersection and also opens up the parkland to the wider public. City officers are of the opinion that this configuration would allow a more appropriate outcome, in line with the objectives of State Planning Policy 4.2 Activity Centres for Perth and Peel, provided that direct access is not available from GNH. As such, the BLUMP has been revised to show the relocated District Centre to the southern-most boundary of land which is currently under the ownership of Vispo Holdings Pty Ltd. Page 9

10 4. Re-configuration of southern local centre Marlin Group owns and/or manages (on behalf of a number of other landholders) a significant number of landholdings in the south-east section of the study area. A submission made on behalf of Marlin Group cites concerns regarding the future design of the southern local centre identified along the south side of Lage Road. The submission offers an alternative design which brings the neighbourhood centre to the GNH with main street design principles which will create development along both the north and south of Lage Road. Given that the local centre will serve the daily convenience needs of both the future residential and industrial estates, it is considered that this revised location would be appropriate, having high exposure to the highway, provided access is kept away from the GNH. Therefore the BLUMP has been revised to accommodate the proposed local centre in this revised location. (located both north and south of Lage Road) 5. Location of proposed District Open Space (DOS) site The City s preferred location for the DOS would be a central site within or in close proximity to the Activity Centre. This would ensure highest exposure and accessibility by all local residents. Through preliminary consultation with key landholders, it became evident that the large portion of land, currently used as a landfill site (for inert building materials), located at the eastern boundary of the study area would be unlikely to gain future approval for residential purposes. The landholders came forward with a proposal that the future DOS site could be suitably located on this property, to efficiently use all available land within the study area. Key points of justification provided by the landholders include: Nature of DOS facility The proposed facility will provide a district function, servicing the larger rural catchment including residents residing to the east and north of the City of Swan municipality, long travel distances will be required to get to the site. The facility will be used for organised supports which often require individual participants to bring along personal/team sports equipment. With these factors in mind, it is generally unlikely for patrons to walk or use public transport when travelling to the facility. As such, this would lessen the need for a centrally located site which could be more efficiently used for higher density development around core activity areas. Equity of distribution of key facilities The large area of land currently owned by Vispo Pty Ltd is located centrally within the study area. A number of key land uses have been identified for development within these land parcels including the District Centre, a primary school with colocated playing field, the DOS site and potentially also an additional high school site. The landholder will be required to give up land, free of cost, for the siting of the playing fields and DOS. The landholder has been willing to give up this land but has requested some consideration on their part given their inability to develop the quarry site, rendering the reduced area almost unfeasible for future development. Page 10

11 Amenity and Aesthetics Existing ground levels at the site are higher than much of the study area, offering widespread views. Sections of the site have stepped levels, with the opportunity for a terraced site, separating different ovals and facilities. This would offer a high level of amenity to the future users of the site. Through this liaison process, the City identified that it would be willing to consider an alternative location for the DOS facilities if it can be demonstrated that the site is suitable for its intended purpose. More specifically, the identified landholding must be able to accommodate the necessary facilities identified by the City through its size, lot shape, topography and accessibility to transport and essential services (particularly irrigation). It is also vital that the soil type is suitable for the construction of fit for purpose fields, courts, buildings and other associated structures and amenities (particularly given the existing landfill function). As such, City officers considered the alternative location in the advertised draft BLUMP. There was no objection received in relation to the location of the DOS site. An internal working group consisting of staff from Statutory Planning, Strategic Land Use Planning, Environmental Health and Assets (specifically, Parks and Land Management, Natural Assets and Facilities Planning) departments was formed to consider the ongoing matters associated with locating the DOS at this site. Officers are considering the various issues involved in locating the DOS facilities on a remediated landfill site (with clay/rock soil properties) in a location which is well outside of the activity centre. The working group contacted the Department of Environmental Regulation (DER) regarding: a) The suitability of a remediated landfill site for its intended end of life function; and b) The level of monitoring by the DER which has occurred throughout the time that filling has occurred. City officers have not been able to receive formal confirmation from the DER given the premature level of information available regarding the site and lack of DER resources to be able to provide a more detailed assessment given the high level nature of the BLUMP. Instead, the City has been informed that this will not be assessed until a more detailed proposal can be submitted to the DER with full justification by the applicant demonstrating the suitability of the former landfill site for its intended use. Liaison in relation to the matter will continue to occur following the endorsement of the BLUMP. In the event that it cannot be demonstrated that the proposed DOS facility would be appropriate in its indicative location, the DOS will need to be relocated to a more central position within the core activity area. (A suitable notification to this effect is contained in the text as well as the BLUMP map) 6. Clarification of proposed Transitional Land Use Buffer Submissions made on behalf of key landholders within the industrial precinct also object to the inclusion of a Transitional Land Use buffer precinct given that the land is already zoned Industrial under the MRS and that a buffer would prevent fundamental industrial development taking place (reflecting a misunderstanding of the intention of the Transitional Land Use precinct). Page 11

12 Following further liaison with key objectors, City officers were given opportunity to clarify that the intention of the Transitional Land Use precinct is not to disallow any industrial uses, but to highlight the need to manage the types of industrial development in order to minimise the negative impact on the adjacent residential area (through development controls in Structure Plans). The GNH forms a key transport corridor through the City, offering a window into Swan seen by many passers-by on a daily basis. The future townsite development presents an opportunity to improve the built form along the highway and to ensure an appropriate interface between non-residential and residential development. This is reinforced by the City s intention to ensure that identified future land uses within the study area are not considered in isolation of each other. The Transitional Land Use zone will also ensure that the development respects the preferred built form character of the local community. Such a requirement is consistent with the objective of the Industrial Development zone under LPS 17 where structure plans are required to provide for co-ordinated development. The reference to Transitional Land Use therefore simply acknowledges the need to manage the impact of industrial uses along the Highway in a broader planning context that will: Manage/minimise the impact of industrial development along the Great Northern Highway on the proposed residential uses on the eastern side thereof; Enhance/protect the aesthetic appearance of development along the Highway; and Promote higher-end industrial uses to make use of the highway exposure. The BLUMP acknowledges that noise from the highway will need to be addressed to the residential precinct. Additional clarification text has been inserted to this affect. However, other industrial related emissions such as odour and dust (and noise to the extent that it would exceed normal rail, freight and heavy haulage related noise) will need to be managed so that it does not impact uses beyond the Transitional Land Use zone or Primary Regional Road reserve. The precinct encourages activities with minimal threshold requirements to locate towards the GNH perimeter of the industrial area. This is likely to result in a mix of Industry-Light, Industry-Service, Warehouse and Showroom Development with built form managed via design guidelines, local development plans or similar mechanisms. Whilst the preference would be to locate transport depots centrally within the industrial estate, it is likely that some high-end transport depot development will take place within this zone (given recently approved development and proposals currently being considered by Council). Strict development guidelines will need to ensure the warehouse/administration centres are brought towards the highway with service areas and parking appropriately screened. Dust, fumes and noise will need to be controlled tightly through operational management plans. It is noted that showroom development, or bulky good retail, is recommended in State Planning Policy No. 4.2 to be clustered adjacent to or in close proximity to activity centres, regional roads and public transport networks. Local Structure Plans should provide a needs assessment which demonstrates the most suitable location and required area for such development, typically suited to a Highway Service zone. These requirements have now been further reinforced into the BLUMP text. Page 12

13 7. Modification to Clay Quarry Buffer boundary On 25 March 2014 the WAPC resolved to reconsider modifications required to the City of Swan Local Structure Plan No. 11. This resolution is of particular significance to the proposed BLUMP in that it reduces the required Midland Brick Clay Quarry buffer from 1000m to 500m. As a result, the Clay Quarry Buffer area can be reduced by 500m along its western boundary. While the wording in the advertised BLUMP allowed for the buffer to be reduced accordingly upon agreement of all relevant parties, the landholder has submitted concerns that the plan should consistently reflect any key decisions made prior to endorsement of the BLUMP for accurate historical records. Given their interest in quickly progressing with relevant MRS and LPS17 amendments for this area, their submission considers that this revision will assist such amendments in progressing favourably. Given that it is an aim of the BLUMP to facilitate future urban growth in the townsite, it has been considered appropriate to revise the document and associated mapping accordingly. 8. Extension of townsite boundary to east of existing boundary (along escarpment) A number of key landholders in the south-east section of the townsite raised the objection that the townsite boundary should be extended further east of the existing boundary, along the western face of the Darling Scarp. Their justification for this was to provide low density housing as a transition from Residential in the urban area to Special Residential and then Rural to the east. Whilst the justification provides for sound planning principles on the surface, there are several matters that would need to be given extra consideration including landscape and fauna protection, preservation, bushfire hazard levels and visual scarring to the escarpment. A follow-up study could be undertaken in the near future, once the Department of Planning has released their Strategic Assessment and Sub-regional structure plans, to give further consideration to the most appropriate type of development suited to these sites in the medium to long term. If it is found appropriate that this area be included within the townsite, a review can be undertaken at that time. 9. Extension of townsite boundary to south of existing boundary (Stock Road) A submission was made on behalf of several landowners who own parcels of land along the southern side of Stock Road, between GNH and Railway Parade. The submission objects to the exclusion of these sites from the BLUMP. The recommendation by City officers to only include the land to the north of Stock Road was made in order to align the BLUMP boundary with that of the recent MRS South Bullsbrook Industrial amendment. EELS identifies the need for a potential IMT located on a north-south axis along the Midland to Geraldton Railway line. Although an exact location is not determined within EELS, it is indicated that this will be located at the most feasible location either on the west or east of the railway. EELS also identifies a portion of land (including the western most lots oriented to the south of Stock Road) as a possible site expansion area to support the IMT in the event it is developed. Further consideration for this expansion will need to be considered at some point, however there are very different environmental considerations required to this land (specifically related to the Western Swamp Tortoise environment located directly south of these lots). Given the current drive for urban and industrial development in the area, it is essential that the City progresses with the BLUMP so that support and guidance can be provided to numerous pending developments. A follow-up study could be undertaken in the near future, once the Department of Planning has released their Strategic Assessment and Sub-regional structure plans, to give further consideration to the most appropriate land use for these sites. If it is found appropriate that this area be included within the townsite, a review can be undertaken at that time. 10. Insertion of key Industrial land use sites Page 13

14 The Department of Planning has raised concern about the absence of two key industrial land use sites within the BLUMP. The first relates to the exclusion of the future IMT site along the railway, to the west of the study area. This has been included within the BLUMP. The second site is the identified North Bullsbrook Long Term Non-Heavy Industrial site (strategic land bank) located within the area noted as Constrained by Buffers in the BLUMP. The proposed master plan is not considered to preclude this development from occurring if ever needed, however City officers accept that inclusion of this flagged site on the plan is appropriate and have revised the appropriate plans accordingly. 11. Revised extension to Rutland Road The advertised BLUMP identified an indicative road link which extended Rutland Road to the east, across GNH and then south to Kimberley Street. A number of submissions raised the concern that this crucial link would be too busy for the presently congested neighbourhood road, Kimberley Street, to accommodate in a safe manner. Specifically, several of the submissions note that the indicative link is shown in close proximity to the existing medical centre site which already generates a significant amount of traffic congestion on this street. Some submissions suggest an alternative route for the Rutland Road extension which takes the road further east, to the eastern boundary of the study area and then south to Chittering Road. This alternative solution will affect one landholder who has been consulted directly regarding the proposed change. The affected property owner has no objection to the revision. 12. Insertion of proposed East-West road link between Lage Road and Shady Hills Estate Throughout the public consultation period and, as noted within some submissions received, questions were asked about the previously required (through the conditional approval of Local Structure Plan No. 11) east-west road link from Lage Road to the Shady Hills estate. This road has now been included given statutory approval requires the construction of this road. 13. Clarification of proposed Rapid Transit Route The BLUMP identifies a Rapid Transit Route which raised some initial concerns by public agencies and private developers. The intention of the Rapid Transit Route is to identify the long term need (subject to PTA confirmation) for the proposed Bullsbrook town centre to be linked to the regional public transport network (via the Ellenbrook Rapid Transit Route). Whilst the reference of a Rapid Transit Route may be interpreted in different ways, the projected population of Bullsbrook is considered to be of a size that will only support a bus system (bus route that may in the long term, at best, include priority interchanges). The reference in the document has been changed to Rapid Bus Route to reflect this accordingly. Page 14

15 14. Addition of potential new high school site Upon conducting community consultation, it became apparent by residents and local teachers that the existing school is at capacity, struggling even to accommodate the smaller residential subdivisions currently taking place. City officers took this concern to the Department of Education (DOE) for further consideration. Upon further investigation, the DoE advised that additional high school facilities are required to accommodate the future lot yield. The existing DoE site, located on Chittering Road currently yields a site area of approximately 15ha, with almost half of the site encumbered by current Bush Forever restrictions. Given that much of the bushland located on the site is noticeably degraded, the DoE is currently pursuing clearance and other associated permissions to develop this land through the WAPC. If this avenue cannot be pursued, a new high school site will be required either within or directly adjacent to the townsite. The most appropriate location would be to the east of the study area, directly adjacent to the proposed DOS site (to allow for shared use of facilities). Given that the potential school site would serve a district function, the suggested location is considered appropriate by the City and the DoE. This matter has been raised directly with the landholder and other interested parties who have no objection to the additional school site being located adjacent to the DOS. All parties involved have agreed that further investigation will be required into the exact location of the school (taking into consideration topography, water bodies, bushfire risk, agricultural land capability and the need to preserve visual amenity along the scarp line). If such matters cannot be resolved, an alternative appropriate site will need to be identified. 15. Retention of rural character A number of submissions received highlighted the need for the rural character which is historically and, to a large extent, still enjoyed throughout Bullsbrook to be reflected in future development. While most submissions acknowledged the need for growth and expansion within the townsite, the general concern was that historical rural elements would become lost and that the area would become just another suburban area. It will be important for future developers to acknowledge this community preference through providing diversity in lot types and residential design guidelines which encourage distinct built form and design elements which capture the areas rural past. Additional text has been inserted into Section 3.6 to reinforce this requirement. 16. Other changes In addition to the key discussion topics listed above, a number of minor changes are required which were brought to light via the submissions made. These mainly include the need for minor clarification and adjustments to typographical errors. Changes are made in line with the comment section of the Schedule of Submissions (Attachment 4). Page 15

16 CONCLUSION The foregoing demonstrates that the BLUMP satisfies the targets of 'Directions 2031' and goes towards meeting the City's vision for the area which is to accommodate the future community in a liveable town which is sustainable, vibrant and prosperous. The final version of this document gives due regard to the rigorous public consultation undertaken with key changes made to the advertised documentation in addition to various minor changes as per the schedule of submissions. Accordingly, it is recommended that the BLUMP be endorsed by Council so that it can be used to guide the future development of the Bullsbrook Townsite. ATTACHMENTS Under Separate Cover: Attachment 1: Bullsbrook Townsite Land Use Master Plan (Report) Attachment 2: Bullsbrook Townsite Land Use Master Plan (Map) Attachment 3: Bullsbrook Townsite Land Use Master Plan Context Plan Attachment 4: Schedule of Submissions STRATEGIC IMPLICATIONS The BLUMP is consistent with the vision and objectives of the City's Strategic Community Plan, 'Directions 2031 and Beyond', the City's Local Planning Strategy and the Bullsbrook Townsite and Rural Strategy STATUTORY IMPLICATIONS The BLUMP will inform amendments to the Metropolitan Region Scheme and the City of Swan Local Planning Scheme No. 17. FINANCIAL IMPLICATIONS Recommendations will impact on the work plans of relevant Business Units through the City's normal business planning procedures where actions and funding availability will be prioritised. VOTING REQUIREMENTS Simple majority Page 16

17 RECOMMENDATION That the Council resolve to: 1) Grant approval to the modified Bullsbrook Townsite Land Use Master Plan. 2) Forward the modified Bullsbrook Townsite Land Use Master Plan to the Western Australian Planning Commission to be acknowledged and/or referenced in its preparation of the North East Corridor Sub-Regional Structure Plan. 3) Advise all parties who made submissions of the Council's decision accordingly. 4) Request the Chief Executive Officer to commence a further investigatory land use study into those lots located to the east of the townsite boundary, directly north and south of the proposed District Open Space site. 5) Request the Chief Executive Officer to commence a further investigatory land use study into those lots located to the south of Stock Road, between Great Northern Highway to the east and Railway Parade to the west. Page 17