proposed chalets and caravan/camping lot 101 … · 3 proposed chalets and caravan/camping lot 101...

.

PROPOSED

CHALETS AND CARAVAN/CAMPING

Lot 101 Mitchell Street,

Horrocks

May 2018

1

Proposed Chalets and Caravan/Camping

Lot 101 Mitchell Street, Horrocks

TABLE OF CONTENTS

1.0 INTRODUCTION ........................................................................................ 2

2.0 THE SITE ................................................................................................ 4

3.0 THE PROPOSAL......................................................................................... 6

4.0 TOWN PLANNING FRAMEWORK ..................................................................... 9

4.1 Local Planning Scheme No.1 (LPS1) ............................................................... 9

4.2 Local Planning Strategy (LPS) ..................................................................... 10

5.0 CARAVAN & CAMPING REGULATIONS & SCHEME COMPLIANCE .............................. 14

6.0 PLANNING MATTERS ................................................................................ 16

6.1 Access ................................................................................................. 16

6.2 Bush Fire Management ............................................................................. 16

6.3 Servicing .............................................................................................. 17

7.0 BENEFITS OF DEVELOPMENT BY SUMMERSTAR PTY LTD ..................................... 19

8.0 CONCLUSION ......................................................................................... 20

Attachment 1 - Proposed Plans Attachment 2 - Shire decision on concept reflected in correspondence

2



1.0 INTRODUCTION

Halsall & Associates Town Planning Consultants along with Karin Kemp (Landscape Designer) were

previously engaged by Summerstar Pty Ltd, owners of the Horrocks Beach Tourist Park to prepare a

concept plan pursuant to an expression of interest to lease an area of land for expansion of the Horrocks

Caravan Park. This was submitted to the Shire of Northampton and ultimately Summerstar Pty Ltd were

accepted as the preferred lessees of the land. The subject lease area is 7650m2 and situated at the corner

of Mitchell and Glance Streets in Horrocks as identified at Figure 1 below.

Figure 1 – Land Area

3



The Shire in making its decision to support the proposal and offer the lease to Summerstar Pty Ltd resulted

in advice with respect to the future concept proposal and various conditions. This correspondence is

included at Attachment 2.

This proposal has been formulated taking into account the previous resolution of Council to support the

concept and the conditions suggested.

4



2.0 THE SITE

As illustrated in the background section the subject site comprises a lease area of 7650m2 situated at the

corner of Glance and Mitchell Street, Horrocks. This is known as Lot 101.

The site is predominantly cleared and some small sections of vegetation that was located in the southern

parts of the site has since been removed along with vegetation to the south of the site for fire management

(low fuel) purposes.

The location of the site is evident on the aerial photograph contained at Figure 2 below.

Figure 2 – Aerial Photograph of Site

5



As evident, the site has access from Mitchell Street to the east and Glance Street to the north and power is

available within Glance Street. Telecommunications services as well as reticulated water supply are also

readily available.

Unfortunately reticulated sewer is only available at a notable distance to the west of the site near the

beach car park and as previously considered the cost to extend this as a gravity sewer to service the

Horrocks Beach Caravan Park has been deemed unviable. As such, additional effluent disposal systems

need to be considered for the extended use for caravan and camping/chalets. The Shire have agreed to

this subject to agreement to connect to sewer when this becomes available.

A drainage swale exists along the northern boundary of the site taking stormwater westward and

ultimately to Glance Street. A public footpath already exists on the north side of Glance Street providing

connection from the site and residential areas to the east and westward to the shop and beach area.

Furthermore, a public footpath also exists along the eastern extent of the site along Mitchell Street again

connecting residential areas to the east and south to the footpath network in Glance Street and to the

beach.

The contours of the site are generally falling in a north westerly direction with gentle slopes across the site

with a slight rise between the lot and Mitchell Street in particular.

Immediately to the west are the Horrocks Beachside Cottages and to the south is a reserve managed by the

Shire. To the southwest are a number of holiday accommodation dwellings established along road

networks which provide an alternate means of access and egress to the site in the southwest corner which

is useful for emergency purposes. A stretch of residential dwellings exists to the east of the site along

Mitchell Street and the existing Horrocks Beach Caravan Park is located to the north with recreation

grounds and golf course beyond.

6



3.0 THE PROPOSAL

The proposal is to establish eight, two bedroom chalets and twenty four large caravan and camping sites

serviced with ensuites generally in accordance with the previously supported plan and this is included at

Attachment 1. Attachment 1 also incorporates building plans for the chalets and ensuites as well as the

laundry and camp kitchen proposed in the south west corner of the site.

At the entry an automated check-in kiosk is identified as well as bin collection, power box and septic tank

(18,000 litres capacity) pumped back to leach drains. Visitor and truck parking is provided as well as two

check-in bays to remove congestion on Glance Street.

A boat trailer storage area is provided as well as visitor parking internally and connection of internal

driveway system to the south west where additional road access is available. One of the chalets is

identified as a disabled access unit as required under the Building Code.

Given the lack of sewerage an internal leach drain system is provided central to the chalets where there is a

large recreation area available for guests.

Given the bushfire management requirements (refer to later section) the accommodation buildings have

been sited central to the site so this helps in softening the development in the landscape as well as

ensuring that the chalets will be setback from the relevant higher bushfire risk BAL levels.

In recognition of the peripheral road network although raised up from the site, landscaping is proposed

about the periphery and within the verge to assist again in softening the development within the

streetscape. Notwithstanding this, dwellings on the opposite side of Mitchell Street to the east are

significantly setback and raised up high in the landscape and area afforded wider views across the ocean

and over the site. As such, development within the site being low key (less than one storey) will therefore

not inhibit views of the ocean.

Given to the north is the existing caravan park and to the west are chalets, the land use within the property

will be commensurate with surrounding uses.

7



Land to the south is to be retained by the Shire and managed for fire management purposes with

connection to the public road available to the west.

The main entrance of the site is also wide and open and is to provide easy access and egress for larger vans

which is the intent of the caravan and camping section of the proposal with longer stays promoted for grey

nomads and other travellers. This will provide another element of caravan and camping options for the

Horrocks Caravan Park but also draw tourists for longer stays to the town therefore helping the area

economically.

It is considered that there is compliance with the Caravan and Camping Regulations (refer to a later section)

and this is illustrated on the application site plan.

In response to the conditions of support from the Shire of Northampton relevant to the concept proposal

as resolved at its meeting of the 16th February 2018, the following comments are provided:

a) It is noted that a legal agreement between Summerstar Pty Ltd and the Shire of Northampton to

ensure that when reticulated sewerage is directly available at the property that Summerstar Pty Ltd

will at their expense connect the site to the system. This agreement is to be at the cost of

Summerstar Pty Ltd. This therefore acknowledges there is no capability to connect the sewer as

yet and this agreement will ensure connection can occur in the future.

b) It is noted that a condition requires all stormwater and drainage to be disposed of to the

requirements of the Local Government and details should be submitted upon application for a

building permit. As such, this application does not incorporate detailed drainage design as yet

however the driveway network has been designed such that stormwater can be directed to the

correct location which is towards Glance Street and adequate detention will be incorporated.

c) It is noted that the crossover and internal access roads and car parking areas will need to be sealed,

kerbed, line marked and drained and this would be obviously a condition of planning approval.

d) Again, detailed plans of the crossover, road construction and parking areas would be submitted to

the Local Government provided work commencing on site and again this could be made

conditional.

e) Repair or reinstatement of road pavement or road network access way kerbing, verge or dual use

pathway will need to occur should these be damaged to the approval of the Local Government.

This is again noted.

8



f) It is noted that any soils disturbed or deposited on the site will be stabilised.

g) The Bushfire Management Plan supporting to this application can be referenced and implemented

as required by this condition.

h) Again it is noted that all unloading and loading will take place within the property and this is why

the design incorporates truck parking and waiting bays for caravans.

i) It is noted that sign applications will be required should additional signage be proposed.

j) It is recognised that a condition will be imposed to ensure lighting is shielded and is not directly

encroached onto adjoining property or create glare or nuisance.

k) As indicated on the application plans rubbish areas are indicated within the site and with screening

walls such that rubbish is not visible from the street.

l) Ablution facilities are provided in accordance with the Caravan and Camping Regulations including

an ensuite for every caravan and camping site and ablutions within each chalet.

m) It is noted that short stay use with a maximum of 3 months occupancy is an objective of the Shire.

It is respectfully requested that this only be applied to the chalets given the Caravan and Camping

Regulations do allow longer stay on caravan and camping sites.

n) Again a colours and materials schedule will be submitted at the time of application for a building

permit.

It is also noted that the development will require to be provided with a Slophopper cleaners sink within the

laundry facility.

Given the above, it is therefore anticipated that the application addresses the expected conditions of the

Shire and outstanding matters can be addressed at building licence stage or prior to commencement of

works.

9



4.0 TOWN PLANNING FRAMEWORK

4.1 Local Planning Scheme No.1 (LPS1)

We note the Shire have advised the zoning of the land is ‘Town Centre’ under the Shire of Northampton’s

Local Planning Scheme No.1. Figure 3 below is an excerpt from the Town Planning Scheme indicating this

zoning.

Figure 3 – Zoning Plan

Subject land

10



The objective of the Town Centre zone is to accommodate a range of mixed uses in order to foster a sense

of community and strong local identify.

Under the zoning table of the Scheme a number of uses are permitted within the Town Centre zone

including a variety of tourist accommodation uses and other predominantly commercial uses.

With respect to setbacks it is understood that the front/street setbacks are nil with the rear setback

assessed as if it was residential development under the Residential Design Codes. Further, open space and

landscaping of the site should be at 10%. Plot ratio is one and this may be increased by 50% subject to

certain matters being assessed.

The definition of a caravan park under the Scheme refers to the Caravan and Camping Grounds Act and

states that “means an area of land on which caravans or caravans and camps are situated for habitation “.

Given the subject land is to be developed for chalets and caravan and camping area perhaps the Shire can

consider the caravan bays as ancillary to the chalets and therefore not purely a caravan park for the

purposes of this application. Alternatively in accordance with previous liaison it is understood the Shire will

initiate a Scheme Amendment to introduce a caravan park use class within the Town Centre Zone or an

Additional Use Right for this particular lot to take away any concern with respect to this land use.

4.2 Local Planning Strategy (LPS)

The Horrocks Beach Local Planning Strategy document was adopted by the WAPC on the 22nd October,

2015 for the purpose of being a guide for future grown and development of Horrocks and border expansion

areas. Plan number two and the relevant text within the associated LPS document make reference to the

area of land the subject of lease being utilised for caravan and chalet park. An excerpt from the Local

Planning Strategy is included at Figure 4 below.

11



Figure 4 – Horrocks Beach Local Planning Strategy

Lease area identified as Caravan / Chalet Park

12



Section 3.4, Cell 4 – Old Horrocks of the Horrocks Beach Local Planning Strategy text states under Land Use

Strategies - “Caravan Chalet Park – the Strategy proposes the progressive relocation of existing and future

permanent and semi-permanent vans into a new mobile living park at the northern end of Mitchell Street

overlooking the golf course. The Strategy proposals for the Town Centre also facilitate expansion of the

caravan park into the land to the east of the Horrocks Beach Chalets. The relocation of permanent vans

to the mobile living park and expansion of the caravan park to the south will facilitate a significant

increase in tourist caravan sites as well as enable the development of improved chalet facilities.”

A closer illustration of the objective for explanation of the caravan park is included at Figure 5 below.

Figure 5 – Excerpt Shire of Northampton adopted Local Planning Strategy

Source – Shire of Northampton

Shows expansion of caravan park into lease area

13



From a review of the planning framework it is therefore clear that the adopted planning strategy for

Horrocks Beach along with consideration of the zoning allows for promotion of tourist development and in

particular expansion of the caravan park with chalets as a feature onto the proposed lease area. It is also

promoted that this be managed in association with the caravan park. This is in keeping with the objectives

of the owners of the Horrocks Beach Caravan Park and it is their intention to follow the guidance of this

important strategic planning document.

The Shire has resolved that they would prefer a proposal which indicates both chalets and caravan and

camping and this is therefore in keeping with the Local Planning Strategy.

14



5.0 CARAVAN & CAMPING REGULATIONS & SCHEME COMPLIANCE

Consideration of the Caravan and Camping Regulations include the following criteria:

Distance between site infrastructure and a facility road

Setbacks to boundaries

Entrance road width

Internal road width

Recreation area being in excess of 10%

Location of ablutions within 90 metres of each site

Number of showers and toilets

Laundry facilities to be provided 1 per 30 sites and car parking provision 1 parking space per 20

sites

A table is provided below which shows a clear demonstration of compliance with caravan regulations with

respect to the caravan and camping elements of the proposal.

15



In addition to the Caravan and Caravan Regulations Compliance the Scheme provisions which are relevant

are also addressed clearly because plot ratio is not compromised, setbacks are complied with, public open

space is in excess of 10% (consistent with Caravan and Camping Regulations) and the Shire has indicated

that zoning amendments to rectify caravan and camping anomalies on site can be facilitated easily.

16



6.0 PLANNING MATTERS

6.1 Access

As evident on the plan at Attachment 1, access to the site is provided by a wide crossover from Glance

Street at a reasonable distance from the intersection with Mitchell Street therefore avoiding traffic conflict

at this intersection. In addition, access provides two internal check-in bays immediately adjacent to an

automated check-in system/kiosk which will therefore easily cater for 24 caravan sites without the need for

guests to park on Glance Street. In addition to the two check-in bays is a wide 7 metre driveway entry

which will allow entry/exit at all times and a 7 metre wide loop system which is very maneuverable and

desirable for the type of caravan and camping that is proposed internal to the site. Access within the site

to chalets will be obviously by vehicles sometimes with boats which again are designed such that

accessibility is optimised for the type of vehicle utilising the space. In keeping with typical caravan and

camping requirements, separate egress is available in the south west to provide a means of emergency

access/egress to the adjacent road network.

6.2 Bush Fire Management

With respect to the caravan park redevelopment on the north side of Glance Street at Horrocks Beach

Caravan Park a Fire Management Plan was prepared. To inform this proposal a new Bushfire Management

Plan for this section has been produced and this is to be provided shortly. The Bushfire Management Plan

takes into account access arrangements as well as BAL assessment, access to water supply and all other

elements of the SPP3.7 as applicable. The Bushfire Management Plan has been prepared with the

oversight of a Level 3 fire consultant given the land use is a vulnerable land use under the policy. In

addition, an Emergency Evacuation Plan has also been prepared.

The Bushfire Management Plan includes an assessment against SPP3.7, BAL contour assessment, Bushfire

Management Plan mapping, vegetation mapping and demonstrates that the use of the land is suitable for

the intended purposes under the relevant policy.

17



The Shire have previously indicated that they have agreed to manage vegetation to the south of the site

such that adequate separation is provided and land to the west is to be managed under the Shire’s

Firebreak Notice with this utilised already for chalets. With public road networks to the north and east and

residential and caravan park beyond fire risk in all directions will be managed.

The Bushfire Management Plan and Evacuation Plan serve to support the proposal and demonstrate its

suitability.

6.3 Servicing

The subject site is provided with reticulated water, power and telecommunications facilities. As was

evident in the assessment of the Horrocks Beach Redevelopment Plan, the sewer connection point

allocated for the park is situated close to the boat ramp at a significant distance to the west. As such, the

cost for extension of gravity sewer from that site to the Horrocks Beach Caravan Park was significant.

Engineering advice confirmed that this cost would be $482,652 calculated in July 2016. Given the proposal

is at a further distance than the sewer connection point it could be estimated that the cost would be

greater than that in addition to possible cost increases since that assessment was undertaken. This

essentially renders the provision of sewer to the site not viable. In addition, it should be noted that the

redevelopment of the Horrocks Beach Caravan Park was approved without the need to connect to sewer.

Recognising this, an onsite effluent disposal system has been designed central to the site and therefore

separate from any drainage areas within the network to cater for the onsite requirements.

An estimate of the effluent disposal to be generated by the land uses proposed is as follows:

8 chalets at 420 litres per chalet x 8 = 3,360 litres per day

24 caravan/camping sites at 340 litres per caravan/camping site per day = 8,160 litres per day

This represents a total of 11,520 litres per day at 100% occupancy.

The lowest part of the site is situated in the north west corner and a septic tank of an 18,000 litre capacity

has been provided which is well in excess of the daily requirements even at 100% occupancy. From this

septic tank system pumping to the disposal field in the central recreation area is proposed to be deposited

within leach drains with dimensions of 0.7 metres by 0.7 metres and a total length of 100 metres of leach

18



drains including 3 x 30 metre leach drains and 1 x 10 metre leach drain. This therefore provides a capacity

of leach drain of 49 cubic metres or 49,000 litres. This therefore demonstrates that the onsite effluent

disposal systems has been designed to accommodate the onsite effluent disposal to be generated by the

land uses however volumes generated are below the 20,000 litres per day requirement therefore not

warranting detailed liaison with the Department of Health.

The soil characteristics within the area are demonstrated as being permeable and not containing

impervious conditions. Given the long term suitability of onsite effluent disposal at the Horrocks Beach

Caravan Park opposite the site and the similar ground conditions it is envisaged that the design is robust to

accommodate the development with a similar effluent system approach.

It is noted the long term plans for the Water Corporation are to extend sewer through Glance Street and

northwards for future redevelopment of new areas. Should this occur then sewer may be made available

to the site without the prohibitive cost that would be involved in establishing this initially. The original

consideration of the concept plan by Council indicated an agreement to comment upon availability would

be drawn up. This indicates support for onsite effluent disposal has already been tacitly provided by the

Shire.

19



7.0 BENEFITS OF DEVELOPMENT BY SUMMERSTAR PTY LTD

The benefits of development by Summerstar Pty Ltd are as follows:

Summerstar Pty Ltd currently operates the Horrocks Beach Caravan Park and has received

development approval to undertake significant improvements to the park. This shows a clear

intent to expend further funds within the area and the lease of the subject site to Summerstar Pty

Ltd will provide some assurance to the Council that investment and development of this site can

occur alongside improvements to the caravan park.

Summerstar Pty Ltd will be applying resources to the town and it will be easy to expand these

resources (capital and labour) across the road.

Summerstar Pty Ltd is a significant operation with ownership of 8 caravan parks across Western

Australia. Summerstar have the capability, capacity and know how on how to develop tourist

accommodation in the Western Australian market and have a clear business program of

establishing a number of quality parks at good locations around the state. Horrocks Beach is an

important part of that model.

The park and site can be easily managed from the existing caravan park office.

The expansion of the Horrocks Beach Caravan Park with larger sites which are needed for winter

stays and/or chalets therefore opening up the existing park for larger sites will increase the viability

of the park itself and will also assist improving the viability of the Horrocks Beach shop.

The identification of the site for expansion of the caravan park either with the chalets or caravan/

camping or both is consistent with the adopted Local Planning Strategy of Council and therefore

should be well received by the community having already been identified as an objective through a

process that has followed public consultation and been endorsed not only by the Shire but also the

Western Australian Planning Commission.

20



8.0 CONCLUSION

Summerstar Pty Ltd are keenly interested in progressing development at Lot 101 Mitchell Street, Horrocks

and need certainty on the suitability and viability of the concept.

Caravan and camping and tourism in general is a growing industry and a very important aspect of the

economy of the Shire of Northampton and coastal hamlets like Horrocks.

All of the caravan/camping sites are provided with regular shape and significant size and also ensuite

facilities and this is one of the main targets of the expansion of the park to provide high end camping

facilities to attract the travelling ‘grey nomads’ or ‘lap around Australia’ family that wish to stay for a longer

term at the Horrocks Park. The convenience of being provided with ensuites (whilst a significant

investment is being made) is highly attractive for those staying for longer periods. It is therefore seen that

this form of caravan and camping will be attractive to this market and will provide another ‘feather in the

cap’ for the Horrocks Beach Caravan Park and Horrocks itself.

Horrocks Beach Caravan Park is integral to the success and viability of the town centre and the opportunity

to develop the site will assist in providing a greater range of affordable tourist accommodation options in

close proximity to the coast and the commercial hub. The park is not only important to the local tourism

industry but also will play a role in regional and state tourism. It should be noted that approximately 85%

of the Australian population have stayed in a caravan park at least once in their life. An estimated 90% of

the caravan and camping activities are undertaken by Australian domestic travelers with 50% of all travel in

this sector undertaken by 35 to 49 year olds following by 50+ year olds at 25% of travelers. In terms of

economic benefit the caravan and camping consumers spend approximately $7 billion dollars annually and

some reports indicate for every $1 of caravan park revenue an estimated $4-5 is spent within the local

community.

The viability of the park will be bolstered by the opportunity to expand into the proposed lease area and

this will in turn free up opportunities within the existing park area but also some bought commercially the

existing town.

21



The site has been designed to be attractive, present well to the streetscape and attend appropriately to

surrounding uses. Chalets and camping areas can be screened from residential and would inter-relate well

with the existing chalets to the west.

Development of the site would provide for more capacity at peak times and provide a wider lifestyle choice

for visitors.

The site is a protected area which could provide for camping and comfortable protected chalet

development which would be easily managed with self check-in and overseen from the existing park. It

would also be an opportunity to provide new facilities on a fresh and green fields site.

The Shire of Northampton has undertaken detailed local planning and identified the site as being suitable

for expansion of the Horrocks Beach Caravan Park and this is recognising the importance of tourist to the

town and the Shire generally.

The proposal is consistent with the previous concept plan supported by Council and the conditions

suggested. Approval is respectfully requested.

proposed chalets and caravan/camping lot 101 … · 3 proposed chalets and caravan/camping lot 101...

Documents