26 October 2015 - Agenda - No 4

Transcription

Southern Joint Development Assessment Panel
Agenda
Meeting Date and Time:
Meeting Number:
Meeting Venue:
26 October 2015; 12pm
SJDAP/4
City of Busselton
2 Southern Drive,
Busselton
Attendance
DAP Members
Ms Stacey Towne (Presiding Member)
Ms Sheryl Chaffer (Deputy Presiding Member)
Mr Anthony Casella (Specialist Member)
Cr Terry Best (Local Government Member, City of Busselton)
Cr Grant Henley (Local Government Member, City of Busselton)
Officers in attendance
Mr Paul Needham (City of Busselton)
Ms Joanna Wilson (City of Busselton)
Ms Stephanie Izzard (City of Busselton)
Local Government Minute Secretary
Ms Joy Reading (City of Busselton)
Applicant/s and Submitters
Mr Matt Young (RPS Australia East on Behalf of Tobys Inlet Estate Pty Ltd)
Mr Gordon Genat (Novacare Busselton Village Pty Ltd)
Mr Stephen Genat
Members of the Public
Nil
1.
Declaration of Opening
The Presiding Member declares the meeting open and acknowledges the past
and present traditional owners and custodians of the land on which the meeting
is being held.
2.
Apologies
Nil
3.
Members on Leave of Absence
Nil
Version: 1
Page 1
4.
Noting of Minutes
Note the Minutes of the Southern JDAP meeting No.3 held on the 14
September 2015.
5.
Declarations of Due Consideration
Any member who is not familiar with the substance of any report or other
information provided for consideration at the DAP meeting must declare that
fact before the meeting considers the matter.
6.
Disclosure of Interests
Nil
7.
8.
Deputations and Presentations
7.1
Mr Paul Needham (City of Busselton) presenting for the application at
Item 8.1. The presentation will explain why the proposal, whilst being
unquestionably premature, should be supported on the basis that the
substantive problems that might be caused by that prematurity have
been considered and effectively addressed, including via
recommended conditions of approval.
7.2
Mr Matt Young (RPS Australia East on Behalf of Tobys Inlet Estate
Pty Ltd) presenting for the application at Item 8.1. The presentation
will speak in favour of the recommendation, but query a number of
recommended conditions, particularly Condition c) xxi) relating to the
wording of the legal agreement; Condition d) in regard to contribution
towards cash-in-lieu for public open space.
Form 1 - Responsible Authority Reports – DAP Application/s
8.1
Property Location:
Application Details:
Applicant:
Owner:
Responsible authority:
DoP File No:
9.
Lot 21 Commonage Road, Quindalup
Aged Persons Complex – Aged care
accommodation and associated community and
administration facilities (Stage 1)
RPS Australia East Pty Ltd on behalf of Toby’s
Inlet Estate Pty Ltd
Indian Ocean Island Estates Pty Ltd
City of Busselton
DAP/15/00878
Form 2 – Responsible Authority Reports - Amending or cancelling DAP
development approval
Nil
10.
Appeals to the State Administrative Tribunal
Nil
11.
General Business / Meeting Closure
Version: 1
Page 2
SJDAP/3
14 September 2015
Minutes of the Southern Joint Development Assessment
Panel
Meeting Date and Time:
Meeting Number:
Meeting Venue:
14 September 2015; 10:00am
SJDAP/3
Department of Planning
140 William Street
Perth
Attendance
DAP Members
Ms Sheryl Chaffer (A/Presiding Member)
Mr Anthony Casella (A/Deputy Presiding Member)
Cr Peter Robinson (Local Government Member, Shire of Dardanup) – via teleconference
Cr Michael Bennett (Local Government Member, Shire of Dardanup) – via
teleconference
Officers in attendance
Ms Kath La Nauze (Department of Planning) – via teleconference
Mr Jake Whistler (Shire of Dardanup) – via teleconference
Mr Robert Quinn (Shire of Dardanup) – via teleconference
Department of Planning Minute Secretary
Ms Natalie Garland
Ms Zoe Hendry
Applicants and Submitters
Mr Ross Underwood (Planning Solutions)
Mr Michael Prosser (Citygate) – via teleconference
Members of the Public
Nil
1.
Declaration of Opening
Due to the absence of the Presiding Member, in accordance with section 2.4.1 of
the Standing Orders 2012, the Deputy Presiding Member Sheryl Chaffer took the
chair and declared the meeting open at 10:10am on 14 September 2015. The
Acting Presiding Member acknowledged the past and present traditional owners
and custodians of the land on which the meeting was being held.
The Presiding Member announced the meeting would be run in accordance with
the Development Assessment Panel Standing Orders 2012 under the Planning
and Development (Development Assessment Panels) Regulations 2011.
Ms Sheryl Chaffer
A/Presiding Member, Southern JDAP
Page 1
SJDAP/3
14 September 2015
The Presiding Member advised that the meeting is being audio recorded in
accordance with Section 5.16 of the Standing Orders 2012; No Recording of
Meeting, which states: 'A person must not use any electronic, visual or audio
recording device or instrument to record the proceedings of the DAP meeting
unless the Presiding Member has given permission to do so.' The Presiding
Member granted permission for the minute taker to record proceedings for the
purpose of the minutes only.
2.
Apologies
Nil
3.
Members on Leave of absence
Panel member, Ms Stacey Towne, has been granted leave of absence by the
Minister for the period of 17 August 2015 to 18 September 2015 inclusive.
4.
Noting of minutes
Minutes of the Southern JDAP meeting No. 2 held on 1 September 2015 were
noted by DAP members.
5.
Declaration of Due Consideration
All members declared that they had duly considered the documents.
6.
Disclosure of interests
Nil
7.
Deputations and presentations
Nil
8.
Form 1 - Responsible Authority Reports – DAP Application
Nil
9.
Form 2 – Responsible Authority Reports - Amending or cancelling DAP
development approval
9.1A Property Location:
Applicant:
Owner:
DoP File No:
Lot 1108 Recreation Drive, Eaton
Application for Amendment of a Development
Assessment Panel Determination - Eaton Fair
Shopping Centre Redevelopment
Citygate Properties Pty Ltd
Shire of Dardanup
DAP/13/00465
REPORT RECOMMENDATION / PRIMARY MOTION
Moved by:
Cr Michael Bennett
Ms Sheryl Chaffer
Seconded by: Cr Peter Robinson
Page 2
SJDAP/3
14 September 2015
That the Southern JDAP resolves to:
1.
Accept that the DAP Application reference DAP13/00465 as detailed on the
DAP Form 2 dated 1 September 2015 is appropriate for consideration in
accordance with regulation 17 of the Planning and Development
(Development Assessment Panels) Regulations 2011;
2.
Approve the DAP Application reference DAP13/00465 as detailed on the
DAP Form 2 date 1 September 2015 and accompanying plans
1EF/Firstdraft/01.09.2015 in accordance with the provisions of the Shire of
Dardanup Town Planning Scheme No. 3 and Greater Bunbury Region
Scheme, for the proposed minor amendment to the approved Eaton Fair
Shopping Centre Redevelopment at Lot 1108 Recreation Drive, Eaton,
subject to:
Amended Conditions
1. This decision constitutes planning approval only and is valid for a period of two
(2) years from the date of approval. If the subject development is not substantially
commenced within the two (2) year period, the approval shall lapse and be of no
further effect.
Advice Notes
Nil
All other conditions and requirements detailed on the previous approval dated 1
August 2013 shall remain unless altered by this application.
The Report Recommendation/Primary
UNANIMOUSLY.
9.1B Property Location:
Applicant:
Owner:
DoP File No:
Motion
was
put
and
CARRIED
Lot 1108 Recreation Drive, Eaton
Eaton Fair Shopping Centre Redevelopment –
Amended Plan
Western Australian Planning Commission
DAP13/00465
REPORT RECOMMENDATION / PRIMARY MOTION
Moved by: Cr Michael Bennet
Robinson
Seconded
by:
Cr
Peter
That the Southern JDAP resolves to:
1.
Accept that the DAP Application reference DAP/13/00456 as detailed on the
DAP Form 2 dated 1 September 2015 is appropriate for consideration in
accordance with regulation 17 of the Planning and Development
(Development Assessment Panels) Regulations 2011;
Ms Sheryl Chaffer
Page 3
SJDAP/3
14 September 2015
2.
Approve the DAP Application reference DAP/13/00456 as detailed on the
DAP Form 2 date 1 September 2015 and accompanying plans 150901 1562
Change of Use.dwg Revision 1/EF/First Draft/01.09.2015 in accordance with
the provisions of the Greater Bunbury Region Scheme, for the proposed
minor amendment to the approved Eaton Fair Shopping Centre
Redevelopment at Lot 1108 Recreation Drive, Eaton, subject to:
Amended Conditions
1.
This decision constitutes planning approval only and is valid for a period of 2
years from the date of approval. If the subject development is not substantially
commenced within the 2 year period, the approval shall lapse and be of no
further effect.
2.
The development taking place generally in accordance with the approved plan
attached to this approval
The Report Recommendation/Primary
UNANIMOUSLY.
10.
Motion
was
put
and
CARRIED
Appeals to the State Administrative Tribunal
Nil
11.
General Business / Meeting Close
There being no further business, the presiding member declared the meeting
closed at 10:18am.
Ms Sheryl Chaffer
Page 4
Form 1 - Responsible Authority Report
(Regulation 12)
Property Location:
DAP Name:
Applicant:
Owner:
LG Reference:
Responsible Authority:
Authorising Officer:
Department of Planning File No:
Report Date:
Application Receipt Date:
Application Process Days:
Attachment(s):
Aged Persons Complex – Aged care
accommodation and associated community
and administration facilities (Stage 1)
Southern Joint Development Assessment
Panel
RPS Australia East Pty Ltd on behalf of
Toby’s Inlet Estate Pty Ltd
Indian Ocean Island Estates Pty Ltd
DA15/0419
City of Busselton
Paul Needham
Director Planning and Development Services
DAP/15/00878
5 November 2015
14 August
90 Days
1
Location/Site/Aerial Plan
2
Development Plans and Elevations
3
Copies of responses received from
statutory or public authorities
Officer Recommendation:
That the Southern Joint Development Assessment Panel (JDAP) resolves to:
1.
Approve DAP Application reference DAP/15/00878 and accompanying
plans DA-01 to DA-05, DA – 07 and DA - 12 in accordance with Clause
11.3 of the City of Busselton Local Planning Scheme Planning Scheme
No.21, subject to the following conditions:
Conditions:
General Conditions
a)
The development hereby approved shall be substantially commenced within
two years of the date of this decision notice.
b)
The development hereby approved shall be undertaken in accordance with the
signed and stamped, approved plan(s) (enclosed), including any notes placed
thereon in red by the City and except as may be modified by the following
conditions.
Prior to Commencement of Any Works Conditions:
c)
The development hereby approved, or any works required to implement the
development, shall not commence until the following plans or details have been
submitted to the City and have been approved in writing:
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i)
Plans that satisfactorily address the following required design changes
and as may be indicated in red on the Approved Development Plan(s):
I.
The future (20 metre wide) road reserve along the southern
boundary of the site to be shown entirely within Lot 21 Commonage
Road, Quindalup;
II.
Changes to the internal road layout in accordance with the Vehicle
Turning Circle Plans (Appendix 3) of the Transport Impact
Statement dated July 2015 Revision B prepared by KCTT, unless
otherwise agreed by the City in writing;
ii)
An urban water management plan;
iii)
Details of sewerage disposal;
iv)
Details of type and colour of all external materials to be used for the
Sales Office, Community and Recreational buildings;
v)
A detailed plan which shows natural ground levels, finished ground levels
and finished floor levels of the Sales Office, Community and Recreation
buildings;
vi)
A hard and soft Landscape Plan, the plan should include the 30 metre
landscape setback proposed to Commonage Road;
vii)
Satisfactory arrangements shall be made with the City to provide public
art works, this entails compliance with the Percent for Art provisions of
the City's Development Contribution Policy via appropriate works up to a
minimum value of 1% of the Estimated Cost of Development ("ECD"),
where the value of on-site works is less than 1% of the ECD, a payment
sufficient to bring the total contribution to 1% of the ECD is required;
viii)
Details of the proposed bin storage areas including, but not limited to, the
design and the materials to be used in their construction;
ix)
A Mosquito Management Plan;
x)
A notification, pursuant to Section 165 of the Planning and Development
Act 2005 is to be placed on the certificates of title of the proposed lot(s)
advising of the existence of a hazard or other factor. Notice of this
notification is to be included on the diagram or plan of survey (deposited
plan), the notification is to state as follows:
“This lot is in close proximity to known mosquito breeding areas. The
predominant mosquito species is known to carry viruses and other
diseases.”
xi)
An Acid Sulfate Soil Investigation and Management Plan;
xii)
A Dust Management Plan detailing measures to be implemented to
minimise the amount of dust pollution;
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xiii)
Details of retirement villages signage, including but not limited to the
design, materials and levels of illumination;
xiv)
Details including sealing and marking of the car parking bays, roads and
footpaths, including lighting;
xv)
Details of the bicycle parking facilities, including the location, design and
materials;
xvi)
A detailed plan of the proposed service yard north of the community
facilities that shows the service yard’s ability to accommodate up to 2
services vehicles for the sales office and the community facilities;
xvii) Detail of works to Commonage Road to allow for access / egress;
xviii) Easement(s) in accordance with Sections 195 and 196 of the Land
Administration Act 1997 for the benefit of public access are to be placed
on the certificate(s) of title of the proposed Lot 21 specifying access
rights, notice of this easement(s) is to be included on the diagram or plan
of survey (deposited plan), the easement(s) are to state as follows:
“The footpath shall be made available to the benefit of the public.
xix)
A refuse management plan indicating the method of rubbish collection;
xx) A Legal Agreement between the applicant and the City being entered into,
at the full cost of the applicant, which demonstrates that the development
will be restricted to occupancy by aged (over 55’s) persons;
xxi)
A Legal Agreement between the applicant and the City being entered
into, at the full cost of the applicant, for the transfer of land being five (5)
metres in width along the western lot boundary (Commonage Road) for
future road widening purposed to the City;
xxii) A Legal Agreement between the applicant and the City being entered into,
at the full cost of the applicant, for the transfer of land being 20 metre in
width along the southern lot boundary for “Future Road Reserve” to the
City.
d)
The development hereby approved, or any works required to implement the
development, shall not commence until the following contributions have been
paid to the City:
i)
A contribution of $18,510.30 towards Road Network Upgrading in the
Dunsborough & Quindalup Precinct;
ii)
A contribution of $9,755.64 towards Dual Use Path Network Upgrading in
the Dunsborough & Quindalup Precinct;
iii)
A contribution of $27,432.00 towards community facilities in the Rural
Remainder Precinct;
iv)
A contribution of $684.54 towards Mosquito Control;
Page 3
v)
A cash-in-lieu contribution by the landowner/applicant to the local
government in lieu of the provisions of public open space equivalent to
8% of the development area.
Prior to Occupation/Use of the Development Conditions:
e)
The development hereby approved shall not be occupied or used until all plans,
details or works required by Conditions c) & d) have been implemented.
On-going Conditions:
f)
The following conditions are to be met on an ongoing basis to the satisfaction
of the City for the life of the development (unless otherwise specified):
i)
All works and actions required by Condition c) are to be maintained;
ii)
Unless otherwise first agreed in writing, any trees or plants which, within
a period of five years from first planting, are removed, die or, as assessed
by the City are seriously damaged, shall be replaced within the next
available planting season with others of the same species, size and
number as originally approved.
Advice Notes
1.
If the applicant and/or owner are aggrieved by this decision, there may be a
right of review under the provisions of Part 14 of the Planning and
Development Act 2005. A review must be lodged with the State Administrative
Tribunal, and must be lodged within 28 days of the decision being made by the
City of Busselton.
2.
This Decision Notice grants planning consent to the development the subject
of this application (DA15/0419). It cannot be construed as granting
development approval for any other structure shown on the approved plans
which was not specifically included in this application.
3.
Please note it is the responsibility of the applicant / owner to ensure that, in
relation to substantial commencement, this development approval remains
current and does not lapse. The City of Busselton does not send reminder
notices in this regard.
4.
With respect to Condition (c) (vii), applicants are encouraged to review the
Percent for Art Policy Step by Step Guide for Developers which can be viewed
on the City's website at www.busselton.wa.gov.au and liaise with the City's
Cultural Development Officer at the earliest possible opportunity.
5.
It is the responsibility of the applicant/owner to ensure that all relevant
approvals have been received from the City’s Environmental Health
Department under the following legislation:
i)
Food Act 2008 and Food Regulations 2009; and the Australian and New
Zealand Food Authority (ANZFA) Food Safety Standard;
ii)
Health (Aquatic Facilities) Regulations 2007; and
iii)
Caravan Parks and Camping Grounds Act 1995 and Regulations 1997.
Page 4
6.
The landowner/applicant shall make arrangements with the Water Corporation
for the provision of the necessary services. On receipt of a request from the
landowner/applicant, a Land Development Agreement under Section 67 of the
Water Agencies (Powers) Act 1984 will be prepared by the Water Corporation
to document the specific requirements for the proposed.
7.
The Water Corporation have advised that the existing sewerage main in
Commonage Road would not be able to handle flow from this development as
well as previously planned flows from the current catchment.
As an
interim/temporary measure, Water Corporation have suggested that the whole
flow may need to be pumped via a private/temporary pump and pressure main
to a discharge point at Access Chamber 1156 at the intersection of Aldercress
Approach and Birkdale Green. The feasibility of this approach still needs to be
verified. This will need to be further refined by the developer and the Water
Corporation.
8.
In accordance with the provisions of the Building Act 2011 and Building
Regulations 2012, an application for a building permit must be submitted to,
and approval granted by the City, prior to the commencement of the
development hereby permitted.
Background:
Property Address:
Zoning - LPS No.21:
Use Class:
Development Scheme:
Lot Size:
Existing Land Use:
Value of Development:
Agriculture - Special Provision 53 (Caravan
Park with up to 15% permanent residents Schedule 7 of LPS 21)
Aged Persons Home
Retirement Village - Use not listed
Local Planning Scheme No. 21
12.1560 Hectares.
Vacant
$8,595,000
The application proposes the development of Stage 1 of a master plan for a new
lifestyle retirement village. The Master Plan comprises four stages proposing a range
of uses including separate residential residences (187), community and recreation
facilities, market garden, landscaped areas, caravan parking, provisions for future
residential aged care facility (built and run by another entity) and a new road to the
south of the Master Plan site.
Stage 1 proposes the community and recreation facilities, residential lots, sales
office, parking and landscaping.
The application site is located to the south-east of the Dunsborough town site, on the
south-east of Commonage Road, south of the intersection with Caves Road. The
site is accessed off Commonage Road, which also provides access to Dunsborough
Enterprise Park which is located directly opposite the site and Dunsborough Lakes,
to the north-west. Directly to the north of the site is Dunsborough Lakes Holiday
Resort and Caravan Park. There is a current development application with the City to
extend the camping area directly to the east of the site (DA15/0420). Agricultural land
is located to the east and south of the site, with Commonage Road running along the
Page 5
western boundary, which is mostly lined by established trees. A number of tourist
chalets are located approximately 300 metres south of the site.
The site is currently vacant and has been previously approved for the purpose of
caravan and camping site. This approved use has undergone a number of
modifications over the years. In November 2012 the Minister for Planning granted
approval for Town Planning Scheme No. 20 Amendment 171. The Amendment
introduces Special Provision 53 over Lot 21 which allowed for the use of up to, but no
more than, 15% of any future caravan sites developed on-site with no restriction on
length of stay, with the remainder of the sites to be for short-stay purposes only. This
site has remained undeveloped.
Details: outline of development application
RPS Australia East Pty Ltd on behalf of Toby’s Inlet Estate Pty Ltd has lodged an
application with the City of Busselton for the first stage development of a new lifestyle
retirement village, which has been designed for seniors ‘over 65s’. The overall
master plan for this site comprises 4 stages. Stage 1 comprises the current
development application; subsequent stages will comprise Independent Living Units
(ILUs), apartments and residential aged care facilities and caravan parking.
The application (Stage 1) includes the following components:
•
•
•
•
•
•
•
•
•
•
Total site area - 26,197m2;
Community and recreation facilities;
36 independent living units;
35 car parking bays;
Sales office;
Landscape and paving areas - 5.699m2;
Parking and Service Vehicle area – 1,132m2;
Road area and median strip – 4,036m2;
30m landscape setback is proposed to Commonage Road; and
The site has a single access point on to Commonage Road, however, the
overall site master plan shows a future road reserve to the south of the
lifestyle village site which will access on to Commonage Road, this road
reserve is half on the proposed lifestyle village site and half on the
adjoining property to the south however is to be required, via condition of
approval, to be wholly contained within the subject site.
Community and Recreation Facilities
This element of the proposal (Stage 1) will provide a central community and
recreational facility including restaurant, lounge, café, hairdresser, library, arts and
crafts room, meeting rooms, recreation hall, cinema, club house, swimming pool,
gym, spa, bowling greens, community gardens and landscape grounds.
The community and recreation facilities built form is broken down as follows:
•
Total community facilities site area – 9,550m2
•
Total community facilities floor area – 2,084m2
•
Total community facilities verandah area - 1,005m2
•
Community facilities will be 1 storey high, with height ranging from 3m –
5.7m.
•
27 visitor car parking bays
Page 6
•
Bowling Green - 1,104m2
The community and recreation facilities will be staged in their construction, with the
recreation hall, clubhouse, cinema, swimming pool / sap / gym and bowling green
developed in two sub stages.
Hours of operation for these facilities provided are likely to be 9am to 5pm.
36 Independent Living Units
Independent living units (ILUs) will be developed in clusters of 15 to 20 around the
central boulevard and community facilities to create distinct smaller groupings within
the larger village layout:
•
•
•
Total area for housing lots (ILUs) - 10,774m2
33.5 dwellings per hectare
Average housing lot area – 290m2
Various alternative accommodation solutions will be offered on site to cater for either
couple or single residents. These ILUs will be leased to residents, and the estate will
not be subdivided or strata titled. The ILUs will be progressively built once the sites
are leased and the preferred housing design is selected.
The property will be owned by Toby’s Inlet Estate Pty Ltd:
•
•
•
•
•
Toby’s Inlet Estate Pty Ltd will enter into lease agreements with future
village residents.
The Village Scheme Lease agreement will be as set out in the Retirement
Villages Act 1992 and Code of Fair Practice for Retirement Villages 2015.
The term of the Lease is for a period of 45 years or earlier on the death of
the resident or last surviving resident or if lease is surrendered or
terminated.
At least one resident has to be over 55 (as defined in the Retirement
Villages Act 1992).
Memorials are also placed on the site to ensure the land is maintained for
retirement living purposes (in order to protect the interest in these
leases).
To provide flexibility to this estate it has been requested that the ILU building options
are able to be selected by individual owners and built progressively. The options are
outlined below:
Wagtail House –
•
Approximately 200m2
•
Approximately 4.2m high
•
1 Bedroom
•
1 Master bedroom with ensuite
•
Living / kitchen area
•
Laundry
•
Bathroom
•
Study
•
Verandah and porch
Page 7
•
•
Double garage
Skillion roof
Corella House –
•
Approximately 210m2
•
Approximately 3.7m high
•
1 Bedroom
•
•
•
Laundry
•
Bathroom
•
Study
•
Verandah and courtyard
•
Double garage
•
Pitched roof
Kookaburra House –
•
Approximately 210m2
•
Approximately 4m high
•
1 Bedroom
•
•
•
Laundry
•
Bathroom
•
Study
•
Verandah, porch and courtyard
•
Double garage
•
Skillion roof
Wattlebird House –
•
Approximately 210m2
•
Approximately 4m high
•
1 Bedroom
•
•
•
Laundry
•
Bathroom
•
Study
•
Verandah, porch and courtyard
•
Double garage
•
Hip roof
These ILUs will be the subject of separate development approval and building permit
applications.
Sales Office
The sales office will be located to the south west of the Stage 1 site, adjacent to the
main site entrance.
Sales office floor area – 103m2
Page 8
Visitor car parking bays - 8
Legislation & policy:
Legislation
Planning and Development Act 2005
City of Busselton Local Planning Scheme No.21
•
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•
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•
•
Clause 4.2.6 - Objectives and Policies of the Zone
Clause 4.4.2 – Use not listed
Clause 5.8 – Height of Buildings
Clause 5.35 – Setback requirements in the Agricultural Zone
Clause 6.3 – Special Provision Area (Schedule 3)
Clause 7.4 - Structure Plans
Clause 7.7 - Developer Contribution Plans
Clause 10.4 – Advertising of Certain Applications
Clause 11.2 – Matters to be Considered
Clause 11.3 – Determination of Applications
State Government Policies
• State Planning Policy 3 Urban Growth and Settlement
• State Planning Policy 3.6 Development Contributions for Infrastructure
• State Planning Policy 6.1 Leeuwin-Naturaliste Ridge (LNRSPP)
Local Policies
Draft Local Planning Strategy
The implications of the draft Local Planning Strategy are outlined under
‘Dunsborough Future Growth’ in the Planning Assessment section of this report.
Development Contributions Policy 6 – Percent for Art (Local Planning Policy 6.2)
All development proposals for multiple dwellings, grouped dwellings, mixed use,
commercial, civic, institutional, educations projects or public works of a value greater
than $1,000,000 indexed to the Local Government Cost Index (LGCI) from February
2008, shall be regarded as eligible proposals under these provisions.
The cost of any public art provided under these provisions shall be no less than one
percent of the value of the eligible proposal and shall be provided on site or as a
cash-in-lieu payment.
The proposed development is located within the ‘Rural Reminder’ Development
Contributions Area; therefore the following contributions also apply under Local
Planning Policy 6:
•
Road upgrade & construction contributions
•
Footpath & Duel-use Path construction contribution
•
Drainage Contributions
•
Mosquito Control Contribution
Page 9
•
Community Facilities Rural Reminder
General Development and Process Standards Policy - Car Parking Provisions (Local
Planning Policy 8.1)
The proposed development application is accompanied by a Traffic Impact
Assessment (TIA)
The following sets out the parking requirements and proposal for this development.
Car Parking Requirements
Land Use
Yield
(GRA)
NLA
(GLFA)
Stage 1
& Max of 15 employees
Community
Recreation Facilities
Independent
Living 36 units
Units
Sales Office.
103m2
103 m2
Total for Stage 1
Independent
Units
Total
1 parking space to
employee
1 parking space per
dwelling, 0.25 parking
spaces per dwelling
1 space per 30m2
15
36
9
4
64
Living 104 units
Stage 2
Total for Stage 2
Independent
Units
Requirement
Living 46
1 parking space per 104
dwelling, 0.25 parking 26
spaces per dwelling
130
Stage 3
1 parking space per 46
dwelling, 0.25 parking 12
spaces per dwelling
Total for Stage 3
58
Total of proposed development for first three stages
252
The master plan area has a total requirement for 252 standard parking bays as a
requirement for residents and their visitors and 17 parking spaces for employees in
the facilities (it is understood that some of the residents will be employed or volunteer
within the facilities). The proposed development is offering 370 parking bays for
residents (as double garages), 35 parking bays for visitors and employees and 34
caravan parking spaces.
Stage 1 will provide 72 on-site car parking spaces for residents and visitors. This
development application includes 36 residential lots; the application does not include
detailed design of these lots. However, the design concept plans do indicate that all
options will have a double garage.
Stage 1 also provides 27 car parking spaces for employees and visitors of the
community recreation facilities, a maximum of 15 spaces for employees and 12
spaces for visitors. The sales office will provide 8 car parking spaces for two
employees and visitors. A total of 107 car parking spaces will be provided at Stage 1
including 1 ACROD parking bay in the social/recreational component of the proposed
development.
Page 10
Provided that the community and leisure facilities are only to be utilised by residents,
these parking figures are considered acceptable.
Bicycle Parking Requirements
Land Use
Yield
NLA
(GRA)
(GLFA)
Stage 1
Community
& Max of 15 employees
Recreation Facilities
Independent
Units
Living 36 units
Sales Office.
103m2
103 m2
Total for Stage 1
Requirement
Total
Employee
Parking
Spaces: 2 per 4
employees
1 bicycle space to
each 3 dwellings; 1
bicycle space to each
10 dwellings visitors.
2 per 3002m for
employee
parking
spaces (GFA) and 2
per 500m2
15
12
4
4
22
It is likely that the residents of the dwellings will be able to store their bicycles (16
required spaces) and equipment within their garages, and also provide visitor parking
outside or in their own garage if necessary.
Six bicycle spaces will be provided for employees in Stage 1, located around the
community/ recreation facilities and sales office. Details of these spaces will be
conditioned.
The total delivery and service parking requirements for Stage 1 is three bays. The
service yard north from the community facilities will need to be redesigned to
accommodate comfortably up to two service vehicles for the sales office and the
community facilities although it is not expected that service vehicles will utilise this
space concurrently. Road pavement for the internal road network has sufficient width
to cater for the requirements of servicing vehicles attracted by the residential
component of the proposed development.
The Traffic Impact Assessment does highlight (within Appendix 3 – Vehicle Turning
Circle Plans) a number of proposed minor road designs to align with the service
vehicle swept paths analysis carried out.
Consultation:
Public Consultation
The application was formally advertised in the local newspaper for a period of 14
days expiring on the 16 September 2015. Adjoining landowners were also notified via
letter. One submission was received which was a letter of support.
Consultation with other Agencies or Consultants
Page 11
Consultation was undertaken with Department of Water and Water Corporation. No
other agencies were identified as requiring consultant. The advice received from
each agency is summarised below.
Department of Water
The Department of Water has noted that this development application includes a
Local Water Management Strategy (LWMS) (Revision E dated 16/09/15), which the
Department and the City have assessed and found to meet their requirements.
It is noted that this does not provide exemption to gain any statutory local
government or other agency planning approvals, nor other approval that may be
required under the Rights in Water and Irrigation Act 1914, relating to water
allocations, dewatering licences and permits to interfere with beds and banks of
water courses.
In the event there are modifications to the plan that may have implications on aspects
of water management and hence the LWMS, the Department should be notified to
enable the implications to be assessed.
Water Corporation
It is noted that the development has been planned within one lot; therefore the
Corporation’s services will be available from Commonage Road. All other services to
the individual buildings will be private.
Reticulated water will be able to be made available to the subject area.
It was previously stated that reticulated sewerage (by gravity) can be made available
to serve part of the subject area, and the remainder of the lot will need to be pumped.
In order to confirm the ability to service under this approach, the Corporation would
need to do a full planning review incorporating the proposed Local Planning Strategy.
A recent interim review has indicated that the existing sewerage main in Commonage
Road would not be able to handle flow from this development, as well as other
previously planned flows from the current catchment.
As an interim/temporary measure, the whole flow may need to be pumped via a
private/temporary pump and pressure main to a discharge point at an alternative
sewer main located at the intersection of Aldercress Approach and Birkdale Green.
The feasibility of this approach still needs to be verified. Wastewater planning
incorporating the proposed Local Planning Strategy (it is understood this may not be
available until 2017) will be conducted to assess servicing for this development
incorporating the wider system.
The proposed water and wastewater reticulation extensions/strategy outlined in the
report will need to be further refined by the developer’s consultant engineers at the
development stage in consultation with the Water Corporation’s Land Servicing
Section.
The subject area falls within the Busselton Drainage District. The Water
Corporation’s drainage system can only accept predevelopment flow; hence the
developer will need to compensate any additional flows on their own lands.
Page 12
The principle followed by the Water Corporation for the funding of subdivision or
development is one of user pays. The developer is expected to provide all water and
sewerage reticulation. In addition the developer is to fund new works or the
upgrading of existing works and protection of all works. A contribution for Water,
Sewerage and Drainage headworks may also be required.
Planning assessment:
The proposed development is located within the “Agricultural” zone within the City of
Busselton Local Planning Scheme 21. The applicant considers that the proposed use
class falls under “Aged Persons Home” and that the local government can exercised
its discretion by granting planning approval after giving special notice in accordance
with clause 10.4 of TPS21 (“A” land use under the zoning table). The definition of
Aged Persons Home in TPS21 is “a building or group of buildings used primarily as a
residence for aged persons and may include a hostel and/or nursing home.”
However, it is considered that the proposed Stage 1 development is more accurately
referred to as a Retirement Village, defined under TPS21 as “any land or buildings
used to accommodate retirees, together with ancillary facilities, but does not include
Park Home Park.” This is a “Use not listed” within the zoning table and falls under
Clause 4.4.2 of the Scheme, this gives the local government the discretion to
determine whether or not the use proposed is consistent with the objectives of the
permitted zone.
Prematurity Issue
Given the nature of the proposed development, retirement village with recreational
facilities, it is considered that the proposal is an urban development. The site is not
within an urban development zone, it is within the “Agricultural” zone in accordance
with LSP21. In accordance with Clause 4.2.6(f) of the LPS21, an objective of the
Agriculture zone is “To exclude urban development. Any such land adjacent to
existing urban areas and identified as generally suitable for urban development may
be used for urban development after it has been suitably rezoned”. Therefore the
proposal could very reasonably be considered premature in this location because it
does not have the appropriate zoning or structure planning.
The proposed site is identified by the draft Local Planning Strategy (LPS) as a
potential greenfield urban growth area ‘Quindalup South 16’, where district level
structure planning is required before subdivision and development can take place.
The draft LPS has not yet been advertised and is currently with the WAPC for
consent to advertise. It is expected that the draft LPS will go before the South West
Regional Planning Committee mid-November. It is anticipated that a decision will be
received to adopt the LPS with minor modifications, but that the site will be part of an
identified, future urban growth area. Officers estimate that the draft LPS is likely to
be advertised publicly in early 2016.
The ‘indicative structure plan’ provided by the applicant has been designed around
and in response to the aged persons development proposal for Lot 21, rather than
the normal process whereby structure planning determines the best location for
different land uses, and incorporates a robust local/district road network accordingly.
Therefore officers do not consider this ‘indicative structure plan’ represents orderly
and proper planning of this area and should not be considered to have any weight in
the determination of this proposal.
Page 13
The City would nevertheless like to facilitate this proposal however the problem
caused by this being a premature development is its locational impact on
Dunsborough’s future growth.
Impact on Dunsborough’s Future Growth
This site is very important in the long term development of Dunsbourough and vital to
its future growth in south easterly direction, which is the only direction in which
Dunsborough can expand physically.
The State Planning Policy 6.1 Leeuwin-Naturaliste Ridge (LNRSPP) identifies
Dunsborough as one of three highest order settlements with a permanent ultimate
population of up to 20,000. The Development Investigation Area in the LNRSPP for
the potential growth of Dunsborough is limited to Lot 6 Commonage Road (53
hectares and currently zoned ‘Industrial’). The land has been zoned for industrial
purposes for many years, but never developed. The size of the Development
Investigation Area combined with environmental constraints as identified in the Local
Environmental Planning Strategy (poorly represented vegetation) means it cannot
provide sufficient land needed for Dunsborough to grow to 15,000+ people.
Dunsborough’s current growth is largely reliant on two existing estates, Dunsborough
Lakes and to a lesser extent Cape Rise.
For Dunsborough to grow to 15,000+, the draft LPS has identified that both
consolidation and physical expansion of the town will be necessary. Physical
expansion is constrained by: Meelup Regional Park and rural residential land to the
north; environmental and visual landscape considerations to the west; the existing
Commonage rural-residential area to the southwest and wetlands/other
environmental considerations to the east (specifically the area between Caves Road
and the Vasse-Dunsborough Link alignment). The land generally in a south/south
east direction from Dunsborough Lakes is the least environmentally constrained and
is generally flat and for those reasons is identified within the draft LPS as a mediumterm urban growth area (Quindalup South 16). The proposed retirement village is
located in this area.
The City’s land/dwelling supply projections suggest that Quindalup South (16) is
likely to be required to be delivering lots by around 2021 (for dwellings to be created
by around 2023), otherwise there is likely to be little or no new land supply in
Dunsborough.
The landownership pattern in the Quindalup South (16) area is fragmented and
market choice, supply and competition within the Dunsborough urban area is likely to
remain limited. For these reasons, planning processes are likely to take longer and
therefore the commencement of structure planning on final adoption of the LPS is
supported. Planning for Quindalup South should involve the preparation of a districtlevel structure plan, consistent with Liveable Neighbourhoods, to deliver planned,
integrated settlement expansion for Dunsborough to accommodate 5,000 people and
also consider providing for the following: •
•
•
•
Secondary commercial centre
Residential development cells
Public high school site
Industrial & service commercial area
Page 14
•
•
•
Robust district road network to facilitate longer term growth (and
strengthen links to Caves Road via Biddle Road)
District recreational open space
Environmental corridor(s)/conservation areas
The problem with the proposed retirement village development site is that a
development here will only addresses a portion of the land identified for future
development in the draft LPS. It does not address land holdings located to the east
and south east (Lot 726 and the remainder of Lot 2761 and beyond) which are also
located within the future development area.
The indicative master plan that accompanies this development application does
propose a future road reserve to potentially facilitate access to landholdings to the
east and south east. This future road reserve is proposed half on Lot 21 and half on
Lot 22. Although this will help facilitate development to the south, it has the potential,
if Lot 22 is not developed, to prevent development to the east resulting in lots
becoming land locked until Lot 22 is developed. Officers do not consider this to be an
acceptable outcome and consider that the future road reserve should be provided for
entirely on Lot 21 with the land ceded to the City to support the further development
potential of landholdings to the east of the proposed site.
This approach would be acceptable to the City as it will help to facilitate the future
development of Dunsborough as set out within the draft LPS. Stage 3 of the
retirement village mater plan will need to be revisited in order to accommodate the
road reserve.
This development would not be acceptable if the road reserve was not provided
wholly on the proposed retirement village site officers consider that it would adversely
prejudice the planned future grown of Dunsborough, resulting from the prematurity
issue.
Although it is the City’s view that the proposal is premature due to lack of appropriate
zoning and structure planning, it is noted that the Department of Planning (DoP)
broadly support this area to be zoned Urban in line with the City’s draft LPS. It is
considered that the proposed development would sit well in this location given the
existing surrounding uses, such as the Dunsborough Lakes Holiday Resort to the
north, Dunsborough Lakes Enterprise Park to the west and Dunsborough Lakes
residential development to the north-west.
It is considered that this type of development (retirement village) could be beneficial
to the Dunsborough community, catering for the long term needs of an aging
population as is indicated in the current population trends. By approving this
development at this time, however, future structure planning options will be
compromised and this development will not be required to participate in cost-sharing
and additional developer Contribution requirements that are likely to apply to other
developments in this planned urban growth area.
Other Issues Considered
Independent Living Units (ILU)
The site density of Stage 1 is 33.5 dwellings per hectares. The residential density
proposed is considered acceptable in this area. If the site was zoned within the urban
Page 15
area, Stage 1 would closely align to R-Code 35. The proposed lots have an averages
site area of 290m2 per dwelling, which aligns with R35 and is considered acceptable
on this site.
This development application is to determine the use of these lots as residential units
not the detail design. Although the applicant has provided 4 indicative house concept
designs these do not form part of the overall determination for this development
application.
Sales Office & Community and Recreational Facilities
Provided adequate servicing can be achieved and the overall purpose is to serve the
retirement village only it is considered that the sales office and community and
recreation facilities area acceptable in their proposed location. Adequate parking has
been provided and the building heights and design comply with the standards set out
in LPS21 and Local Planning Policy.
Landscape Buffer along Commonage Road
It has been determined that 5 metres of the 30 metres wide buffer of Lot 21 fronting
Commonage Road needs to be ceded as a road reserve to enable possible future
road widening and construction of four lanes of 3.1 metres each with a central
median of 5 metres.
Public Open Space
It is noted that as prescribed under Development Control Policy 2.3 – Public Open
Space in Residential Areas and Livable Neighborhoods the Western Australian
Planning Commission’s normal requirement in residential areas is that 10 percent of
the gross subdivisible area be given up free of cost by the subdivider and vested in
the the Crown under the provisions of Section 20A of the Town Planning and
Development Act, 1928 (as amended) as a Reserve for Recreation. In certain
circumstances the Commission, in consultation with the Local Government, may
require a cash-in-lieu payment in lieu of the provision of land for public open space.
The applicant has advised that at no point will the development be subdivided and
therefore it is not possible for the provision of public open space to be required at the
subdivision stage. However, it is deemed that the development will have a similar
impact upon the demand for public open space within the area as a residential
subdivision, and were it part of an overall structure planning area, would be subject of
POS requirements at subdivision stages. It is therefore considered appropriate to
require the applicant/landowner be required to make cash-in-lieu payments towards
the provision of public open space. Further to this, as this lot is zoned “Agriculture” it
is deemed that the public open space within the locality has not been provided to
accommodate for such a large residential development on the site.
As some communal recreational facilities are proposed to be provided within the
development it is deemed that the provision of public open space, or cash-in-lieu,
shall be required at a reduced rate of 8%.
Conclusion:
The proposed development broadly accords with Local Planning Scheme No. 21 and
the draft Local Planning Strategy and it is therefore recommend that the application
be approved, subject to conditions.
Page 16
Page 17
Attachment 1 – Location Plan
Subject Site
Disclaimer: Every effort has been made to make the information displayed
here as accurate as possible. This process is ongoing and the information
is therefore ever changing and can not be disseminated as accurate. Care
must be taken not to use this information as correct or legally binding. To
verify information contact the City of Busselton office.
Lot 21 Commonage Road
Quindalup
Produced on:
Monday, 19 October 2015
Map Scale:
1:6139
Attachment 2 - Development Plans
PHLY DESIGN | TOBY’S INLET ESTATE LOGO
VILLAGE SITE MASTER PLAN
SITE PLAN
DA - 01
TOBY'S INLET ESTATE PTY LTD
0
25
50
100
DUNSBOROUGH LIFESTYLE VILLAGE
LOT 21 COMMONAGE ROAD, QUINDALUP
VILLAGE SITE MASTER PLAN
SITE PLAN
DRAWN: SG
SCALE 1:1000 @ A1
28 JULY 2015
SITE PLAN
DA - 02
0
25
50
100
SITE PLAN
SITE PLAN
DRAWN: SG
SCALE 1:1000 @ A1
28 JULY 2015
2
STAGE 3
STAGE 2
STAGE 3
STAGE 1
STAGE 2
STAGE 4
2
FUTURE ROAD RESERVE
STAGE 3
2
FUTURE ROAD RESERVE
VILLAGE STAGING PLAN
SITE PLAN
DA - 03
0
25
50
100
VILLAGE STAGING PLAN
SITE PLAN
DRAWN: SG
SCALE 1:1000 @ A1
28 JULY 2015
STAGE 1 SITE AREA ALLOCATION
10,744 m²
Total Area for House Lots (ILU's)
290 m²
Average House Lot Area
Road Area & Median Strip
4,036 m²
Total Community Facilities Floor Area
2,084 m²
Total Community Facilities Verandah Area
1,005 m²
103 m²
Site Office Floor Area
1,104 m²
Bowling Green Area
L. 31
Parking And Service Vehicle Area
1,132 m²
Landscape and Paving Area
5,699 m²
L. 33
L. 34
L. 35
L. 36
L. 37
L. 22
L. 21
L. 20
L. 30
26,197 m²
Total Site Area Stage 1
L. 32
L. 29
L. 28
L. 27
L. 26
L. 25
L. 24
L. 23
L. 19
L. 18
L. 17
9550m²
LOT 1
L. 16
L. 14
L. 15
L.1
L. 2
L. 3
FUTURE ROAD RESERVE
SITE PLAN
DA - 04
L. 4
L. 5
L. 6
L. 7
L. 8
L. 9
L. 10
L. 11
L. 12
FUTURE ROAD RESERVE
0
25
50
100
SITE PLAN
SITE PLAN
DRAWN: SG
SCALE 1:1000 @ A1
28 JULY 2015
HOUSING SITES
SITE FOR FUTURE
SERVICED APARTMENT
AND RESIDENTIAL
AGED CAR FACILITY
SITE PLAN
DA - 05
HOUSING SITES
0
5
25
10
50
20
100
PROPOSED
SITE PLAN COMMUNITY FACILITIES
SITE PLAN
DRAWN: SG
SCALE 1:1000
1:200 @@A1
A1
28 JULY 2015
DA - 07
13910
1250
6090
5580
990
SALES OFFICE PLAN & ELEVATIONS
SCALE 1:100
DRAWN: SG
3753
CONSULTANCY
DA - 12
3289
8970
VERANDAH
24 SEPTEMBER 2015
OFFICE
WC
1929
DISPLAY SPACE
FLOOR PLAN
SCALE 1:100
GLAZED ALUMINIUM WINDOWS & DOORS
RL 9.74
RL 9.74
STEEL FRAME WITH
EXTERNAL WALL CLADDING
STEEL FRAME WITH
LOUVRE BLADE
STEEL FRAME PATIO
TIMBER DECKING
FFL 5.60
FFL 5.60
NGL 5.10
NGL 5.10
NORTH ELEVATION
WEST ELEVATION
SCALE 1:100
SCALE 1:100
LOUVRE BLADE
STEEL FRAME PATIO
RL 9.74
RL 9.74
STEEL FRAME WITH
STEEL FRAME WITH
FFL 5.60
FFL 5.60
NGL 5.10
NGL 5.10
TIMBER DECKING
SOUTH ELEVATION
SCALE 1:100
EAST ELEVATION
SCALE 1:100
Your Ref:
Our Ref:
Enquiries:
Direct Tel:
Fax:
DA15/0419
JT1 2013 12222 V01 - DEV340366
Frank Kroll
9420 2221
9420 3193
Attachment 3 - Copies of Responses received
from statutory or public authorities
14 September 2015
Chief Executive Officer
City Of Busselton
Locked Bag 1
BUSSELTON WA 6280
Attention of: Kelley Nilsson-Linne
Re: Busselton Aged Persons Complex Lot No.21 Commonage Road Quindalup
Thank you for your letter dated 26 August 2015. The Water Corporation offers the
following comments in regard to this proposal.
It is noted that the development been planned within one lot, therefore the
Corporation’s services will be available from Commonage Road. All other services to
the individual buildings will be private.
Reticulated water will be able to be made available to the subject area.
Reticulated sewerage (by gravity) can be made available to serve part of the subject
area. The remainder of the lot will need to be pumped.
The proposed water and wastewater reticulation extensions/strategy outlined in the
report will need to be further refined by the developer’s consultant engineers at the
development stage in consultation with the Water Corporation’s Land Servicing
Section.
The subject area falls within the Busselton Drainage District. The Water
Corporation’s drainage system can only accept predevelopment flows, hence the
developer will need to compensate any additional flows on their own land.
The principle followed by the Water Corporation for the funding of subdivision or
development is one of user pays. The developer is expected to provide all water and
sewerage reticulation. In addition the developer is to fund new works or the
upgrading of existing works and protection of all works. A contribution for Water,
Sewerage and Drainage headworks may also be required.
Should you have any queries or require further clarification on any of the above
issues, please do not hesitate to contact the Enquiries Officer.
Frank Kroll
Senior Development Planner
Development Services
Your Ref:
Our Ref:
Enquiries:
Direct Tel:
Fax:
DA15/0419
JT1 2013 12222 V01 - DEV340366
Frank Kroll
9420 2221
9420 3193
21 September 2015
Chief Executive Officer
City Of Busselton
Locked Bag 1
BUSSELTON WA 6280
Attention of: Kelley Nilsson-Linne
Re: Busselton Aged Persons Complex Lot No.21 Commonage Road Quindalup
Wastewater Servicing
Thank you for your letter dated 26 August 2015, and our previous letter dated 14
September 2015. The Water Corporation has reviewed the approach to providing a
wastewater service for the development and offers the following additional comments
in regard to this proposal.
It was previously stated that reticulated sewerage (by gravity) can be made available
to serve part of the subject area, and the remainder of the lot will need to be pumped.
In order to confirm the ability to service under this approach, the Corporation would
need to do a full planning review incorporating the proposed District Structure Plan.
A recent interim review has indicated that the DN225 in Commonage Road would not
be able to handle flow from this development, as well as other previously planned
flows from the current catchment.
As an interim/temporary measure, the whole flow may need to be pumped via a
private/temporary pump and pressure main to a discharge point at Access Chamber
1156 (into a DN300) at the intersection of Aldercress Approach and Birkdale Green.
The feasibility of this approach still needs to be verified. Wastewater planning
incorporating the proposed District Structure Plan (it is understood this may not
available till 2017) will be conducted to assess servicing for this development
incorporating the wider system.
As previously stated, the proposed wastewater reticulation extensions/strategy
outlined in the report will need to be further refined by the developer’s consultant
engineers at the development stage in consultation with the Water Corporation’s
Land Servicing Section. This will incorporate staging of development and services.
Please pass this additional information on to the developer or their agents.
Should you have any queries or require further clarification on any of the above
issues, please do not hesitate to contact the Enquiries Officer.
Frank Kroll
Senior Development Planner
Development Services
From:
To:
Cc:
Subject:
Date:
Attachments:
SEEWRAJ Krish
Brendan Oversby (Brendan.Oversby@calibreconsulting.co)
Ronald Wildschut; WONG Daniel; Bruce Thomas; Kelley Nilsson-Linne
LWMS for Lot 21 Commonage Road, Dunsborough
Thursday, 17 September 2015 8:32:57 AM
Final Shire and DoW comments LWMS Lot 21 Commonage Road 16-09-15.xlsx
Revision E of the LWMS for Lot 21 Commonage Road, Dunsborough (dated 16/09/15 and
received 16/09/15) meets the requirements of the Department of Water and City of Busselton.
A history of the department’s comments and corresponding actions is provided in the attached
comment tracking spreadsheet for details.
It should be noted that this does not provide exemption to gain any statutory local government
or other agency planning approvals, nor other approvals that may be required under the Rights
in Water and Irrigation Act 1914, relating to water allocations, dewatering licences and permits
to interfere with beds and banks of water courses.
In the event there are modifications to the structure plan that may have implications on aspects
of water management and hence the LWMS, the department should be notified to enable the
implications to be assessed.
Yours faithfully,
_____________________________________________
Krish Seewraj
Senior Engineer
Department of Water
South West Region
Email: krish.seewraj@water.wa.gov.au
Phone: 08 9726 4137
Internal Ext: 1137
Fax: 08 9726 4100
Postal: PO Box 261, Bunbury, WA 6231
Location: 35-39 McCombe Road, Bunbury, WA 6230
Disclaimer:
This e-mail is confidential to the addressee and is the view of the
writer, not necessarily that of the Department of Water, which accepts
no responsibility for the contents. If you are not the addressee, please
notify the Department by return e-mail and delete the message from
your system; you must not disclose or use the information contained in
this email in any way. No warranty is made that this material is free
from computer viruses.

26 October 2015 - Agenda - No 4

Transcription

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