henderson industrial area structure...

HENDERSON INDUSTRIAL AREA

MARINE SUPPORT INDUSTRY PRECINCT STRUCTURE PLAN

DECEMBER 2007 (AMENDED MARCH 2016)

IT IS CERTIFIED THAT AMENDMENT NO. 1 TO MARINE SUPPORTINDUSTRY PRECINCT STRUCTURE PLAN WAS APPROVED BYRESOLUTION OF THE WESTERN AUSTRALIAN PLANNINGCOMMISSION ON: 1 JUNE 2016

Signed for and on behalf of the Western Australian Planning Commission

an officer of the Commission duly authorised by the Commission pursuantto Section 16 of the Planning and Development Act 2005 for that purpose.

RECORD OF AMENDMENTS MADE TO THE HENDERSON INDUSTRIAL AREA MARINE SUPPORT INDUSTRY PRECINCT STRUCTURE PLAN

Table of Amendments

Amendment No.

Summary of the Amendment

Amendment Type

Date approved by WAPC

1 Deleting Figure 2 – Structure Plan and replace with the updated Figure 2 – Structure Plan (March 2016), where ‘Precinct 2’ is deleted and replaced with the extension of ‘Precinct 1’ and ‘Local Reserve – Lakes and Drainage’.

Amending the Structure Plan report text to remove references to ‘Precinct 2’.

Original Structure Plan report (December 2007) prepared by Landvision. Amended by TPG Town Planning, Urban Design & Heritage (March 2016).

Table of Contents

1.0 INTRODUCTION ............................................................................................. 3 2.0 BACKGROUND .............................................................................................. 3 3.0 SITE DESCRIPTION ....................................................................................... 5

3.1 TOPOGRAPHY................................................................................................ 5 3.2 GROUND AND SURFACE WATER ....................................................................... 5 3.3 GEOLOGY, SOILS AND HYDROLOGY ................................................................. 5 3.4 VEGETATION ................................................................................................. 5

4.0 PLANNING CONSIDERATIONS .................................................................... 6 5.0 ENVIRONMENTAL CONSIDERATIONS ........................................................ 6 6.0 STRUCTURE PLAN ....................................................................................... 7

LIST OF FIGURES

Figure 1: Land Tenure Plan ................................................................................... 4 Figure 2: Structure Plan ......................................................................................... 8

C:\Users\atampalini\Objective\docscentral-8008\atampalini\Objects\Henderson Industrial Area SP (corrected) Amendment No.1.doc

716-400 3 Landvision Amended by TPG Town Planning, Urban Design & Heritage 1/06/2016

1.0 INTRODUCTION

This structure plan has been prepared for Development Area 29 (DA 29) on the corner of Russell and Cockburn Road, Henderson. The area the subject of the structure plan is in Special Use zone 22 which provides for Support Industry for the Henderson Marine Area. The Special Use zone was promulgated through Amendment No. 50 to the City of Cockburn’s TPS No. 3. It makes specific provisions for the uses to be permitted and provides standards for development for a purpose built industrial park such as building setbacks, landscaping, vehicle parking and servicing facilities, building design, signage, fencing sustainability and stormwater management. One of the provisions is that the estate be built in accordance with an adopted structure plan. To meet this provision this structure plan has been adopted for DA 29 and is described below. It accords with the approved subdivision for the area.

2.0 BACKGROUND

The subject land initially comprised a total of 12 lots predominantly in the ownership of the WA Land Authority (trading as LandCorp) with the remaining land being in private and Crown ownership. Figure 1 illustrates the lot details of the subject land at the time of its incorporation into the Special Use Zone. The site included two closed roads, namely Anderson Road and Wright Road as well as portions of Lots 4619, 4620 and Location 2905 in the south west corner in Crown ownership. As a result of the downgrading of Cockburn Road, the eastern side of the reserve has became surplus to requirements and is included in the subject land. The subject land totals approximately 39.8 ha in area. LandCorp on behalf of the Government has been progressively developing the area as a Marine Support Precinct designed for industry which relates to and supports the surrounding Australian Marine Complex. A stage one subdivision has been subdivided and developed at the corner of Russell and Cockburn Roads. Stage 1 created 14 lots and there is currently a WAPC approval to subdivide the balance of the land into 51 lots. This has been progressing steadily to meet demand.



Figure 1: (Initial) Land Tenure



3.0 SITE DESCRIPTION

3.1 Topography

The majority of the site is slightly undulating with low relief, with higher land on the western boundary. A ridge of higher ground is evident between Wright Road and Anderson Road traversing the subject land in a north south alignment. The eastern portion of the subject land comprises wetlands forming part of the Beeliar Regional Park. 3.2 Ground and surface water

The subject land is located adjacent to wetlands of regional significance and high conservation value. Anderson Road Swamp immediately adjoins the eastern boundary of the Precinct and acts as an interface to the rest of Brownman Swamp area to the south of the Precinct. Anderson Road Swamp and Brownman Swamp are collectively known as the ‘Brownman Swamp system’. The Brownman Swamp system is a part of the western chain of wetlands that are situated within Beeliar Regional Park. The wetlands of the western chain of the Beeliar Regional Park are located within a depression between two limestone ridges within the Spearwood dune system of the Swan Coastal Plain. The natural surface contours range from approximately 2m AHD near the swamps to 10m AHD on the rises. Watertable contours range from 0.5 to 1.0m AHD. Groundwater movement is seasonal and during winter groundwater moves from the east to the west. 3.3 Geology, soils and hydrology

The soils within the area are composed of Spearwood Sands which range from yellow-brown siliceous sands with limestone at shallow depths on the western margins, to bleached sand with yellow-brown B- horizons towards the eastern portion of the area. The soils of the area are mostly sandy except in the lowest lying areas adjacent to the Brownman Swamps where silty swamp soils have formed near the wetlands. These low lying soils are predisposed to generating Acid Sulphate Soils (ASS) if disturbed and also have the capacity to retain potential contaminants for longer periods of time compared with the more sandy soils. The integrated environmental management plan accompanying the subdivision of the land addresses the acid sulphate soil issue with a testing regime and management plan. 3.4 Vegetation

The majority of the subject land has been cleared of vegetation to permit market gardening. Remnant vegetation indicates that the area consisted of the banksia-tuart associations with open heath and shrubland. The wetland area has the greatest representation of the remnant vegetation, consisting mainly of Melaleuca, though the periphery of the wetlands has been altered by the clearing of the land.



4.0 PLANNING CONSIDERATIONS

The majority of the subject land is zoned ‘Industry’ under the Metropolitan Region Scheme (MRS) and has been incorporated into Special Use Zone No.22 and Development Area No.19 in the City of Cockburn Town Planning Scheme No. 3. The northern portion of the subject land has been developed for industry as part of LandCorp’s Stage One subdivision. The southern portion is subject to ongoing development by LandCorp. The majority of the site was previously rural land used for market gardening. Through the Special Use provisions, the City and LandCorp propose to restrict land uses to those that are deemed to support marine industries and other more general industrial uses not associated with marine industry will be required to locate elsewhere. Land to the south and east of the Support Precinct is part of the Beeliar Regional Park and is reserved for ‘Parks and Recreation’. Part of the subject land is within the buffer area to the adjoining wetlands which through Amendment No. 50 will be reserved for Parks and Recreation. A corresponding amendment to the MRS will be required to add an area to the Parks and Recreation Reserve. To the north of the subject land is Russell Road which is reserved as ‘Other Regional Roads’. To the west is Cockburn Road which is reserved as a ‘Primary Regional Road’ in both the MRS and the City of Cockburn TPS No. 3.

5.0 ENVIRONMENTAL CONSIDERATIONS

Stage One development of the subject land was approved in 1997. This received a level of assessment as ‘informal review with public advice’. A condition of this approval was that an Environmental Management Plan (EMP) be prepared to address the following areas:

a) wetland buffers and wetland management b) contamination of soil and groundwater c) drainage management, including water sensitive design and monitoring d) management of the Beeliar Regional Park, including interface issues.

Subsequently, discussions by LandCorp with the former Department of Conservation and Land Management (CALM), the former Water and Rivers Commission (WRC), the Western Australian Planning Commission (WAPC), the former Department of Environment (DoE), the City of Cockburn and other stakeholders has continued over time in regard to the design of the second stage of the subdivision. This has culminated in the preparation of an Integrated Environmental Management Plan (IEMP) to meet the requirements of the Environmental Protection Authority (EPA), which in turn has impacted on the subdivision design.



The specific components of the IEMP are:

Beeliar Regional Park and Wetland Protection Plan which includes: - a wetland protection and buffer strategy - Anderson Road Swamp Buffer Revegetation Strategy

Drainage and Nutrient Management Plan

Site Contamination Management Plan

Acid Sulphate Soil Management Plan

Construction Environmental Management Plan

Stormwater Management Plan The IEMP was approved by the then Department of Environment and these plans form part of the approval for the Stage Two subdivision.

6.0 STRUCTURE PLAN

A Structure Plan has been prepared for the Development Area which conforms with the approved subdivision layouts for Stage One and Stage Two (see Figure 2). The internal subdivision road network generally comprises a grid layout creating regular rectangular lots with three road access points to Cockburn Road. No vehicular access is available to Anderson/Russell Roads. Lots fronting Cockburn Road are restricted to gain access from Cockburn Road due to a substantial drop in level from Cockburn Road. It is proposed to rationalise access to these lots through the use of a parallel service road. An alternative design with lots at a substantially lower level backing on to Cockburn Road was considered undesirable. As recommended in the Traffic Management Plan the two road accesses proposed for the site will require right turning lanes with a left turning land provided to access the southern access road and the design of the accesses will need to be cognisant of the existing cycle path on the east side of Cockburn Road. The Structure Plan requires that access arrangements be acceptable to the City.



Figure 2: Structure Plan



The subdivision can be adequately serviced through extension to, water, power and sewerage systems. The main features of the layout are influenced by environmental considerations. They are:

the setting aside of an area of approximately 1.5 hectares of land that falls within the 50 metre buffer which is currently severely degraded and will require remediation as a condition of the IEMP and subdivision approval. Ecological restoration, revegetation including weed management, and seeding area with native species will be required;

at two locations, the precinct boundary infringes into the 50 m setback because of the existing Anderson Road reserve and problems with lot and road configuration if the 50 m setback was maintained. To offset this infringement, additional areas outside of the 50 m setback have been added to the buffer in the south-east corner;

perimeter roads have been incorporated to buffer and demarcate regional open space (some minor intrusions have been permitted into the 50 metre buffer in consideration of the remediation and planting by LandCorp in the area within the 50 metre buffer);

lot sizes range between 2037m2 and 4069m2 excluding lots 45-47 fronting Cockburn Road which are larger but may be subdivided into smaller (possibly strata titled) commercial oriented units; and

road reserves incorporating provision for the stormwater management. This has resulted in three lots in the north east corner which are separated from the wetland buffer by a trafficable limestone track (useable by fire emergency vehicles) instead of a road. This has been agreed with the former CALM Regional Parks Unit during consultation. Drainage from hard surface areas (within lots and from roads) for lots within the Groundwater Protection zone will be diverted to infiltration measures outside the management zone via connection of all lots within this area to the precinct stormwater drainage system. All stormwater from roofs will be directed into soakwells separately on site. Drainage from all lots outside the Groundwater Protection zone is to be retained on site. The stormwater management plan requires the road and earthworks design to provide for the 1 in 10 year event which is to be discharged into the Cockburn Road drainage basin. The 1 in 100 year event will be discharged by overland flow into the Beeliar Regional Park.

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