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CAMPBELL ROAD ESTATEOUTLINE DEVELOPMENT PLAN
OCTOBER 2004
ROBERTSDAY TOWN PLANNING + DESIGN
Campbell Road EstateOutline Development Plan
Prepared on behalf of: Fermanagh Investments Pty Ltd for Glenariff Holdings Pty Ltd
Prepared By: Roberts Day - Town Planning + Design
In Association With: RPS Bowman Bishaw Gorham
ERM Mitchell McCotter
Ewing Consulting Engineers
October 2004(Updated from Ordinary Council Meeting 9th November 2004)
CONTENTS
1.0 INTRODUCTION
1.1 BACKGROUND
1.2 AIMS & OBJECTIVES
1.3 SUSTAINABLE OUTCOMES
1.4 LOCATION
1.5 OWNERSHIP & DESCRIPTION
2.0 THE SUBJECT LAND
2.1 EXISTING LAND USE
2.2 EXISTING SERVICE INFRASTRUCTURE
2.3 ENVIRONMENTAL CONSIDERATIONS
2.3.1 PHYSICAL ENVIRONMENT
2.3.2 BIOLOGICAL ENVIRONMENT
2.3.3 HUMAN ENVIRONMENT
3.0 STATUTORY CONSIDERATIONS & RELATED
PLANNING STUDIES
3.1 STATUTORY PLANNING CONSIDERATIONS
3.1.1 METROPOLITAN REGION SCHEME
3.1.2 LOCAL AUTHORITY ZONING
3.2 REGIONAL PLANNING STUDIES
3.2.1 METROPLAN 1990
3.2.2 SOUTH-EAST CORRIDOR STRUCTURE PLAN
3.2.3 METROPOLITAN REGION SCHEME AMENDMENT
3.3 LOCAL PLANNING INITIATIVES
3.3.1 RESOLUTION 212
3.3.2 CITY OF GOSNELLS - LOCAL COMMERCIAL STRATEGY
3.3.3 CITY OF GOSNELLS - LOCAL HOUSING STRATEGY
4.0 THE OUTLINE DEVELOPMENT PLAN
4.1 OVERVIEW
4.2 DESIGN PRINCIPLES
4.3 SITE AND CONTEXTUAL ANALYSIS
4.3.1 SITE CHARACTERISTICS
4.3.2 DISTRICT & NEIGHBOURHOOD NODES
4.3.3 TRANSPORT NETWORKS
4.3.4 OPEN SPACE NETWORKS
4.3.5 DESIGN INTERFACE
4.4 DESIGN ELEMENTS
4.4.1 RESIDENTIAL
4.4.2 MOVEMENT SYSTEM
4.4.3 PUBLIC OPEN SPACE
4.4.4 DETAILED AREA PLANS
4.4.5 MIXED BUSINESS
4.4.6 URBAN WATER MANAGEMENT
5.0 COMMON INFRASTRUCTURE WORKS & COSTS
6.0 DEVELOPMENT STAGING
7.0 CONCLUSION
APPENDIX 1: ENGINEERING SERVICING CONSIDERATIONS
APPENDIX 2: ENVIRONMENTAL ASSESSMENT REPORT
APPENDIX 3: TRANSPORT PLANNING REPORT
APPENDIX 4: COMMON INFRASTRUCTURE WORKS & COSTS
1
1.0INTRODUCTION
1.1 Background
This report has been prepared for submission to the
City of Gosnells in support of a request to approve
the attached Outline Development Plan. The
Outline Development Plan provides a framework
for the land’s future development and a context
for the consideration and approval of subdivision
applications. Section 7 of City of Gosnells
Town Planning Scheme No 6 (TPS 6) provides
the statutory framework and administrative
provisions for the preparation, adoption and
implementation of Outline Development Plans.
The Outline Development Plan establishes the
general principles of urban design, land use, key
road networks, open space and infrastructure.
An earlier Outline Development Plan for the
subject site was determined satisfactory for
advertising by the City of Gosnells on 27 August
2002 and subsequently advertised between
13 September 2002 and 14 October 2002. The
plan was forwarded to the Western Australian
Planning Commission on 8 July 2003 for adoption
however in line with further advice sought by the
Commission from the Environmental Protection
Authority (EPA) the plan was not supported due to
the lack of protection for conservation category
wetlands on the site.
This Outline Development Plan has been
prepared to refl ect the fi ndings of investigations
into the planning, engineering and environmental
considerations relating to the subject land.
The planning and environmental design
considerations and initiatives refl ected in the
Outline Development Plan have been formulated
and developed with regard to the concerns
raised by the City of Gosnells, Department of
Environmental Protection, Western Australian
Planning Commission, Waters and Rivers
Commission and other servicing authorities.
1.2 Aims & Objectives
The principal objective of this document is to
provide a guide for the cohesive development of
land within the Outline Development Plan area,
whilst ensuring that environmental and community
priorities are maintained. More specifi cally, the
aims and objectives of the Outline Development
Plan are as follows:
• To provide a framework for the progressive
subdivision and development of the area and
identifying public open space, commercial
and residential uses;
• To provide a walkable neighbourhood with a
variety of residential lot sizes and a road layout
that is sensitive to the existing site attributes;
• To provide accessible open space links;
• To preserve identifi ed priority conservation
areas;
• To provide pedestrian and vehicular links to
the existing surrounding development;
• To integrate the development with the existing
residential areas;
2
1.3 Sustainable Outcomes
The proposed Outline Development Plan refl ects
a range of aims and objectives which respond
to the State’s Sustainability Strategy including
quality urban design which recognises the site’s
environmental values; provides a variety of lot
sizes to ensure diversity; and an overall design
that demonstrates high connectivity and legibility
and which also addresses safety and passive
surveillance aspects.
A major component of the design has been
to provide an outcome which recognises the
request for the protection of priority conservation
areas within an urban setting.
In Decemeber 2003 the Environmental Protection
Authority advised that 18.37 ha of land at Campbell
Estate had been identifi ed as Conservation
Category Wetlands with approximately 9.86 ha
identifi ed as priority conservation areas to be set
aside for protection.
A key feature of the Outline Development Plan is
the conservation and rehabilitation of signifi cant
areas of Conservation Category Wetlands that
are currently in private ownership and have little
formal protection or management. The transfer
of these wetlands to the public conservation
estate to be managed in a co-ordinated way is
demonstrably a signifi cant environmental benefi t
resulting from development of the balance of the
land. Should ad hoc development occur by the
approximately 30 current land holders it is likely a
much less equitable or environmentally benefi cial
outcome would result.
1.0INTRODUCTION
Managment of the wetland areas, including the
central lake, will be included in the Wetland and
POS Management Plan that will be produced in
the documentation prepared for EPA assessment
of the proposal.
The Outline Development Plan has recognised
the importance of the priority conservation areas
and the desire for their conservation and offers a
solution whereby the deveopment of the balance
of the land provides the economic base to ensure
the long term preservation, rehabilitation and
management of the most signifi cant areas.
3
1.4 Location
The land subject of this ODP is situated in the
suburb of Canning Vale within the municipality of
the City of Gosnells. It is located approximately
10 kilometres west of the Gosnells City Centre and
2 kilometres from the Canning Vale Markets and
Industrial Area (refer Figure 1).
The subject land is bounded by Ranford, Nicholson
and Campbell Roads, Canning Vale. The site is
strategically located on District Distributor roads
providing convenient access to the Perth Central
Area and the balance of the Perth Metropolitan
Region.
1.5 Ownership and Description
The subject land comprises 32 individual
allotments which have a total combined area of
approximately 60ha. Generally the individual lots
are of similar area (approximately 1.5ha-2.0ha)
and of a regular shape (refer Figure 2).
The allotments and land ownership within the
subject site are described in Table 1.
This Outline Development Plan has been prepared
on behalf of Fermanagh Investments Pty Ltd for
Glenariff Holdings Pty Ltd which has 20 of the
32 properties under contract (as at 28 October
2004). Glenariff Holdings therefore controls a total
of 34.59 hectares or approximately 60% of the
Outline Development Plan area (refer Figure 3).
1.0INTRODUCTION
4
TABLE 1: LAND OWNERSHIP
Lot Area (ha) Landowner
Lot 1 Ranford Rd
Lot 278 Ranford Rd
Lot 279 Ranford Rd
Pt 3 Ranford Rd
Pt 281 Ranford Rd
Lot 282 Campbell Rd
Lot 283 Campbell Rd
Lot 13 Campbell Rd
Lot 308 Campbell Rd
Lot 284 Fairlie Rd
Lot 285 Fairlie Rd
Lot 4 Fairlie Rd
Lot 287 Fairlie Rd
Lot 288 Fairlie Rd
Lot 289 Fairlie Rd
Lot 290 Fairlie Rd
Lot 294 Fairlie Rd
Lot 295 Fairlie Rd
Lot 5 Fairlie Rd
Lot 6 Fairlie Rd
Lot 7 Campbell Rd
Lot 11 Govan Rd
Lot 10 Govan Rd
Lot 9 Govan Rd
Lot 8 Govan Rd
Lot 12 Campbell Rd
Pt 15 Nicholson Rd
Lot 2 Nicholson Rd
Lot 14 Nicholson Rd
Lot 311 Nicholson Rd
Lot 309 Nicholson Rd
Lot 310 Campbell Rd
1.7355
1.9577
1.9931
1.9963
1.8668
1.6390
1.6390
1.6186
1.9425
1.6390
1.6390
1.5980
1.6389
1.6390
1.6390
1.4569
1.6592
1.6997
1.6946
1.6036
1.6972
2.0917
1.6592
1.6997
1.6542
1.6186
2.6558
1.6190
2.0370
1.6086
2.2667
2.7342
Professional Funds Managment Pty Ltd
EH & YH Teh
SD & MH Hall
Prestigious Investments
Carcione Pty Ltd
United Church
SW Tan & SC Chew
Eastview Nominees Pty Ltd
SL Tee
P & ME Green & MJ & BJ Bremner
L & BL Douglas
Kingsreach Pty Ltd
Glenariff Holdings Pty Ltd
Glenariff Holdings Pty Ltd
Glenariff Holdings Pty Ltd
Sunrise Pty Ltd & B Willianto
Prestigious Investments Pty Ltd
Prestigious Investments Pty Ltd
Powerwide Enterprises Pty Ltd
F & A Khan
Navasun Investments P/L
GH & SL Woon
B & R Rushton
Prestigious Investments Pty Ltd
Prestigious Investments Pty Ltd
Glenariff Holdings Pty Ltd
Delta Bay Holdings Pty Ltd
Mondei Pty Ltd
Eastview Nominees Pty Ltd
KR & RD Lowden
CW Thomson
CK Yong
1.0INTRODUCTION
Note: Areas subject to confi rmation through Scheme Amendment Process.
5
FIGURE 1: LOCATION PLAN
Source: Street Express, WA 2000.
6
FIGURE 2: STUDY AREA
7
FIGURE 3: LAND OWNERSHIP
8
2.1 Existing Land Use
The Study Area comprises predominantly 1.5 -
2.0ha lots which are being utilised for rural living
and hobby farms. A relatively large number of lots
are vacant, although a number of landholdings
comprise dwellings ranging from simple timber
frame/pole construction to substantial estate
homes with extensive landscaped surrounds.
Other non-residential land uses existing within the
ODP area include mixed business on the corner
of Nicholson and Ranford Roads and a Place of
Worship (Uniting Church) on Campbell Road.
The aerial photography at Figure 4 highlights the
existing homes, infrastructure and vegetation.
2.2 Existing Service Infrastructure
The availability of services and associated
engineering issues are detailed in a report
prepared by Ewing Consulting Engineers. A
summary of the major fi ndings presented in the
report appear below.
• Nicholson Road is constructed to a rural standard
adjacent to the subject site with some kerbing at
intersections. Ranford Road is constructed as a
two-way kerbed pavement and earthworks are
completed for the existing carrageway.
• Campbell Road services Sanctuary Waters
in part and is constructed as a kerbed sealed
road to Alexandria Boulevard. The balance of
Campbell Road is constructed to rural standard
with kerbing at intersections.
• Govan Road is constructed from Campbell to
Nicholson whilst Fairlie Road is constructed from
Campbell Road to a cul-de-sac near Nicholson
Road.
• All existing lots are serviced externally with
telephone and overhead power supplies.
• Water supplies are sourced on site and waste
water is disposed of on site.
• The Water Corporation developed a
comprehensive drainage scheme in conjunction
with the City of Gosnells in 1994. The subject land
forms sub-catchment A of that comprehensive
scheme to discharge into the Hughs Street Branch
Drain.
2.3 Environmental Considerations
An environmental overview has been prepared
by RPS Bowman Bishaw Gorham and appears
in Appendix 2. A summary of the major fi ndings
presented in the report is provided below.
2.3.1 Physical Environment
Landform, Topography and Soils
The subject land is generally low lying, with a
gentle gradient from the south to the north.
The site lies within the Southern River Landform
and Soil Unit, described as sandplain with
low dunes and many intervening swamps,
characterised by iron and humus podsols, peats
and clays (Churchward and McArthur, 1978).
The geological formation on the site consists of
sand over clay (S10). The S10 unit is equivalent
to Bassendean Sand, described as white to pale
grey at the surface, yellow at depth, fi ne to
medium grained, moderately sorted, with minor
heavy minerals. The sand over lies sandy clay
to clayey sand of the Guildford formation. A
geotechnical investigation undertaken by Soil
and Rock Engineering Pty Ltd (1999) located the
presence of coffee rock at varying depths.
2.0THE SUBJECT LAND
9
FIGURE 4: AERIAL PHOTOGRAPH
Source: RPS Bowman Bishaw Gorham
10
Wetlands, Surface Hydrology and Drainage
The central and northern section of the site forms
part of a larger wetland / dampland system that
may have extended east and west of this site
prior to clearing and urbanisation.
The wetlands of the area were mapped by Hill
et al. (1996), and included areas of Multiple
use, Resource Enhancement and Conservation
management category wetlands.
However since the release of the Hill et al.
(1996), wetland mapping and classifi cation for
the site has been updated by the Water and
Rivers Commission. Figure 5 identifi es the current
wetland management category mapping for the
site. Figure 6 represents conservation category
wetlands and those priority conservation
category wetlands as nominated by Waters
and Rivers Commission and Department of
Environment (DoE)
The Environmental Protection (Swan Coastal Plain
Lakes) Policy Approval Order 1992 (EPP) identifi es
most Conservation management category
wetlands on the Swan Coastal Plain as draft EPP
wetlands.
A submission on the draft 2004 EPP, requesting that
non core conservation areas be removed from the
wetland register, was lodged with the DoE by RPS
Bowman Bishaw Gorham for the Campbell Road
ODP on 15 October 2004. The City of Gosnells also
lodged a submission advising that the proposed
policy did not have regard for affected areas for
which planning was under way.
2.3.2 Biological Environment
Flora and Vegetation
The Environmental Protection Authority’s (EPA’s)
System 6 Report identifi ed areas recommended
for conservation and recreation (DCE, 1983).
The EPA’s System 6 recommendations have now
been superseded by the release of Bush Forever
(Government of Western Australia, 2000) which
identifi es regionally signifi cant vegetation within
the Perth Metropolitan Region.
The subject land does not contain any sites
recommended for conservation in Bush Forever.
A rare fl ora search and vegetation survey of the
ODP area undertaken by Dr Arthur Weston in
1990 indicated that the remnant vegetation is an
example of the Southen River Complex, which is
currently considered to be poorly conserved. Dr
Weston has completed an updated survey and
mapping study in October 2004 (in prep) which
advised that no Declared Rare Flora was found
on the site.
Vegetation within the site varies in quality, some
areas have been extensively cleared while
others have remnant vegetation in very good to
excellent condition. Those areas in very good to
excellent condition generally coincide with the
conservation category wetland priority areas.
Currently these areas are in private ownership
and as such their long term preservation cannot
be guarenteed therefore the transfer of these
areas to the public conservation estate to be
managed in a co-ordinated way presents a
signifi cant environmental benefi t.
Fauna and Habitat
The subject land has not been surveyed for fauna
as part of the ODP process. Residents in the
area have noted that bandicoots, most likely the
Southern Brown Bandicoot or Quenda (Isodon
obesulus fusciventer), frequent the area. This
species is listed to occur within the Bush Forever
site to the south-east of the Campbell Estate. The
Quenda is listed as a Priority 4 species recognising
that it is a taxa that is in need of monitoring but is
not currently considered threatened or in need of
2.0THE SUBJECT LAND
11
special protection.
The current segmentation of Campbell Road
Estate by fences and roads would act to restrict
fauna movement across the site. Integration
of conservation areas will effectively increase
useable habitat for existing and highly mobile
fauna.
It is proposed to close the existing Govan and
Fairlie Roads reservations. The developer has
committed to undertaking extensive rehabilitation
of the Govan and Fairlie Road alignments to re-
establish linkages with the wetland system.
Acid Sulfate Soils
Department of Environment (DoE) mapping
indicates the majority of the ODP area has a
‘medium’ risk Acid Sulfate Soils (ASS) area with
a ‘high’ risk area identifi ed in the north western
weland area.
The high risk ASS area is generally within the Core
Conservation Area which will not be developed,
or within areas that will have fi ll brought in as part
of the development hence there is a limited risk of
exposing potential ASS to oxidation.
The Western Australian Planning Commission
(WAPC) recently introduced mandatory
assesment and management criteria for sites
where the potential for ASS exists (WAPC Bulletin
No 64) Such requirements are enforced at the
subdivision stage via a self assessment process
that is closely monitored by the WAPC and DoE.
Should portions of the site be found to contain
ASS, an ASS Identifi cation and Managment Plan
needs to be prepared in accordance with the
strict amelioration standards set out in Planning
Bulletin No 64.
2.3.3 Human Environment
Archeological Features
Based on a search of the Department of
Indigenous Affairs database, no known
archeological artifacts, registered Aboriginal
relics or sacred sites have been recorded from the
site. Should an Archaeological and Ethnographic
survey be required it will be undertaken as a
condition of subdivision approval.
Jandakot Airport Training Area
The subject site is located within the Jandakot
Airport Training Area. There are a number of
factors that infl uence the impact of potential
aircraft noise on the surrounding community
which include:
• The number of aircraft
• The mix of aircraft
• Runway use
• Seasonal variation
• Individual tolerance
The impact of potential noise may be addressed
through the land subdivision process which may
require the need for memorials to be placed on
Title.
2.0THE SUBJECT LAND
12
FIGURE 5: WETLAND CATEGORIES
Source: RPS Bowman Bishaw Gorham
13
FIGURE 6: WETLAND MAPPING
Source: RPS Bowman Bishaw Gorham
14
3.1 Statutory Planning Considerations
3.1.1 Metropolitan Region Scheme
All the landholdings within the study area are
currently zoned “Urban” under the Metropolitan
Region Scheme. Ranford Road and Nicholson
Road, which form the northern and western
boundaries of the subject land are reserved as
“Important Regional Roads” (refer Figure 7).
The land situated to the south of the study area,
along Nicholson Road, is reserved for “Public
Purposes” (Prison), with a “Parks & Recreation”
reserve located on the western side of Nicholson
Road, opposite the prison. The remaining
surrounding land to the west, north and east of
the study area is also zoned “Urban”.
3.1.2 Local Authority Zoning
All the landholdings within the study area are
zoned “Residential Development” under the City
of Gosnells Town Planning Scheme No. 6. (Refer
to Figure 8)
The land that adjoins the study area to the
north-east and south-east is currently zoned
“Residential” under the City of Gosnells Town
Planning Scheme, whereas the land to the south
is reserved for “Public Purposes” (Prison).
On the opposite side of Nicholson Road the land
is under the jurisdiction of City of Canning, and is
also generally zoned for residential purposes.
3.2 Regional Planning Studies
3.2.1 Metroplan 1990
Metroplan, a document released by the
Department of Planning and Urban Development
(DPUD) in 1990, provides a broad regional planning
framework for the growth and development of the
Perth Metropolitan Region over the next 30 years.
It provides an indication of the general location
and extent of major land uses in the region.
The document examined the potential for an
expanded urban region and, following an
assessment of constraints, identifi ed the subject
landholdings as being Future Potential Urban
Land.
3.2.2 South-East Corridor Structure Plan
The South-East Corridor Structure Plan was
released by the Ministry for Planning in June 1996.
This plan provides a broad framework for the
future development of the South-East Corridor
over the next 30 years to accommodate part of
the long term growth of the Perth Metropolitan
Region.
The subject landholdings were identifi ed in the
South East Corridoor Structure Plan as “Urban”
(refer Figure 9).
3.0STATUTORY CONSIDERATIONS
& RELATED PLANNING STUDIES
15
FIGURE 7: METROPOLITAN REGION SCHEME
Source: Department for Planning & Infrastructure - MRS .
16
FIGURE 8: GOSNELLS TOWN PLANNING SCHEME
Source: City of Gosnells.
17
FIGURE 9: SOUTH-EAST CORRIDOR STRUCTURE PLAN
Source: Department for Planning and Infrastructure.
18
3.2.3 Metropolitan Region Scheme Amendment
In July 1993 the Ministry for Planning released
Metropolitan Region Scheme (MRS) Amendment
No. 927/33 for public comment. The purpose of
this Amendment was to give statutory effect in
the MRS to the numerous planning proposals in
the South East Corridor as outlined in Metroplan
and the Urban Expansion Policy Statement.
Amendment No 927/33 proposed the rezoning
of the subject land from “Rural” zone to “Urban”
zone. As of 12th May 1994, the date on which the
Amendment was gazetted, the land bounded
by Ranford, Nicholson and Campbell Roads was
zoned “Urban” under the MRS.
3.2.4 Metropolitan Centres Policy
The Metropolitan Centres Policy Statement
(Statement of Planning Policy No. 4.2 [SPP 4.2]
WAPC October 2000) is concerned with the
development of centres (eg Neighbourhood,
District, Regional) within a defi ned centre
hierarchy and mainly focuses on retail fl oor
space allocation and centre functions.
SPP 4.2 does provide some locational criteria for
bulky goods retailing such as retail warehouses,
hypermarkets and showrooms stating (at Section
4.1.9) that such uses should be located adjacent
to regional or district centres, or in a designated
mixed business area. It also states that mixed
business areas should be located with “… access
to major roads and public transport…”
An existing Mixed Business area is located on the
corner of Ranford and Nicholson Roads.
3.3 Local Planning Initiatives
3.3.1 Resolution 212
In light of the extended history of planning for
this area, the fragmented land ownership and
cooperation by relevant State authorities Council
at its meeting of 27 April 2004 considered the
planning for the area and resolved:
‘That Council authorises the City’s staff to liaise
further with landowners and relevant state
agencies in preparing a new Outline Development
Plan for the West Canning Vale (Campbell
Estate) area that achieves a balance between
development and conservation objectives’
A landowner information evening was convened
by the City of Gosnells on 31 May 2004 to provide
landowners with information regarding the
planning process and need for the preparation
of a new ODP.
3.3.2 City of Gosnells - Local Commercial Strategy
The City of Gosnells has prepared a draft
Local Commercial Strategy which will form the
basis for development control for commercial
development within the Municipality. The
Local Commercial Strategy (the Strategy) was
endorsed by Council in 1999 and was amended
in 2002 to include a review of the Southern River
area. The Strategy has not yet been endorsed by
the Western Australian Planning Commission. The
Strategy sets out the allocation and hierarchy of
commercial centres within the City of Gosnells.
The strategy supports consolidated commercial
activity along Ranford Road and specifi cally the
strategy seeks to avoid a proliferation of ribbon /
strip development. The Strategy identifi es Mixed
Business on the corner of Ranford and Nicholson
Roads. The importance of Ranford Road was
3.0STATUTORY CONSIDERATIONS
& RELATED PLANNING STUDIES
19
reinforced in the State Government’s Dialogue
with the City where it was identifi ed as an activity
corridor.
3.3.3 City of Gosnells - Local Housing Strategy
The City of Gosnells has prepared a draft Local
Housing Strategy which will form the basis for
consideration and determination of recoding
densities and identifying grouped housing
proposals within the Municipality. The Local
Housing Strategy has been adopted by the City
and is awaiting endorsement from the Western
Australian Planning Commission.
The strategy confi rms the preferred location for
medium density housing which generally relates
to proximity to facilities including public transport,
commercial or medical facilities and public open
space.
The City of Gosnells Draft Local Housing Strategy
contains the following guiding principles:
a. Sustainability
The pursuit of “sustainability” is a paradigm shift in
local government planning. Land use decisions
have major economic, social and environmental
consequences and the increasing competition
between land users ensures that these decisions
will become increasingly diffi cult and increasingly
complex. The Local Housing Strategy seeks to
promote a more sustainable form of residential
development through facilitating more compact
residential areas, which in turn more effi ciently use
infrastructure.
b. Density Based on Accessibility
The City of Gosnells Local Housing Strategy
recommendations relating to density have been
based on the assumption that the areas having
the highest levels of access to public transport,
public open space and local community facilities
and services have the greatest potential for
accommodating increased residential density.
c. Promotion of diverse housing options
The predominant housing type in the City of
Gosnells is single residential housing developed to
a low density with limited medium density housing
options. The City of Gosnells is currently in a
phase of rapid population growth, largely due to
increasing residential development in the suburbs
of Canning Vale and Southern River. Many of
these newer developments however still cater
almost entirely for single residential living.
Population trends within the Perth metropolitan
area demonstrate that family structures will
continue to change, and demand for well-located
and suitably varied housing will increase. To meet
this demand, it will be important to develop more
“liveable” and compact, medium density housing
in existing residential areas within the City, as well
as in new suburbs. In order to accommodate a
growing, and increasingly diverse, population,
the City’s Local Housing Strategy aims to facilitate
the provision of a range of housing types for a
variety of households. This will be achieved by
encouraging a range of lots sizes that will in turn
encourage a variety of dwelling types and sizes.
d. Liveable Neighbourhoods Principles
The principles of the state government’s Liveable
Neighbourhoods (WAPC June 2000) document
are a key element underpinning the proposals
of the Local Housing Strategy. In particular,
the concept of walkable areas generally within
a 400 metre pedestrian catchment of local
neighbourhood centres and railway stations
has infl uenced the decisions made in relation to
density increases.
3.0STATUTORY CONSIDERATIONS
& RELATED PLANNING STUDIES
20
4.1 Overview
The Outline Development Plan for the site has
been prepared to provide a framework for the
cohesive and equitable development of the land,
whilst ensuring that sound community design and
environmental principles are met.
The Outline Development Plan contained within
this report will provide a strategic planning
framework within which the detailed design and
development of individual landholdings can
proceed once endorsed by the City of Gosnells
and the Western Australian Planning Commission.
The Outline Development Plan is consistent with
the values of the State Sustainability Strategy,
particularly, in terms of urban design;
• Reponding to environmental features on the
site creates a sense of place in addition to
providing signifi cant environmental benefi ts,
• Lot sizes vary accross the site to provide for
diversity of housing types,
• The design incorporates principles of safety
and passive surveillance,
• High connectivity throughout the site
provides strong links to public transport within
the development and on Ranford Road
and generally, results in a highly legible
development.
4.2 Design Principles
The following particular design principles were
adopted in the formulation of the Outline
Development Plan:
• An overall layout which responds to the
physical and social context of the site;
• An interconnected grid based street network
to provide maximum permeability and
legibility;
• Where possible, local roads (indicative
subdivision roads) have been designed to
allow maximum opportunities for passive solar
gain in house design;
• Key visual landmarks and boulevards that
reinforce the permeability and legibility of the
design and promote pedestrian and cyclist
movement;
• The creation of a framework for the subdivision
and development of a range of residential lot
sizes;
• Preservation of conservation category
wetlands within an integrated public open
space system;
• Centrally located areas of public open
space which are within 400m (5 minutes
walk) of all residences which will provide a
neighbourhood focus and foster pedestrian
and cyclist movement;
• An open space network with landscaped road
linkages or connections to adjacent areas
which contain recreational, educational and
community facilities;
• A developed open space network
incorporating drainage functions consistent
with environmental and engineering best
practice solutions.
4.0THE OUTLINE DEVELOPMENT
PLAN
21
4.3 Site and Contextual Analysis
The key component of the design process is to
establish an appropriate understanding of the site
and surrounding context.
A graphical representation of the relevant
considerations is contained in Figure 10 and
described in the following section.
4.3.1 Site Characteristics
The environmental and engineering assessments
of the site have identifi ed that an appropriate
compensating basin and swale system to
accommodate development drainage is
the preferred option. The parameters for this
system have been confi rmed through detailed
hydrological investigation conducted by JDA
Consultant Hydrologists and previously lodged
with the City of Gosnells.
Assesment of drainage compensation and storage
requirements was the subject of a seperate study
and report by JDA Hydrological Consultants
(report series J24361 June 1999) which was based
on land uses proposed prior to determination of
the CCW and associated buffers. Total drainage
requirements will be reduced due to the reduction
in land now available for development, and will
be subject of further detailed design work as the
proposal proceeds.
The location of the swales and associated public
open space has been determined with regard
for planning and geotechnical issues, but more
particularly in an endeavour to retain remnant
vegetation where possible.
4.3.2 District and Neighbourhood Nodes
The Livingston District Centre is located adjacent
to the north west corner of the site and a
Neighbourhood Centre located adjacent to
the north east corner of the site. These centres
provide signifi cant focal points, which need to be
recognised in the internal movement networks.
Portions of the northern areas of the site are
located within the 800m catchment of the
District Centre, and 400m catchment of the
Neighbourhood Centre. In response to this, the
opportunity for higher residential densities is to
be encouraged in accordance with the City’s
Local Housing Strategy. These sites also provide
opportunities for complementary commercial
based uses within the site as discussed in section
3.3.2. The proximity and infl uence of the adjacent
centres eliminates the need for any similar centres
on the subject site.
The Metropolitan Centres Policy states that
mixed business areas should be located with “…
access to major roads and public transport…”
and adjacent to Regional and District Centres.
In terms of the ODP, it is relevant to note that the
site designated as mixed business is located at the
intersection of two regional roads (i.e. Nicholson
and Ranford Roads). Whilst Lot 1 Ranford Road
has already been developed for Mixed Business
purposes an extension of this area is proposed
with a portion of Lot 278 Ranford Road being a
designated mixed business area in the ODP. This
is in accordance with the City of Gosnells’s draft
Local Commercial Strategy.
The location of the proposed mixed use area
on the corner of Ranford and Campbell Roads
will compliment the existing neighbourhood
centre. Residential and non residential land
uses are proposed within these areas with strong
pedestrian focused development, in accordance
4.0THE OUTLINE DEVELOPMENT
PLAN
22
with the principles of liveable neighbourhoods.
4.3.3 Transport Networks
The transportation report prepared by ERM
Mitchell McCotter identifi es a range of transport
related issues and opportunities relevant to the
site (Refer to Appendix 3). These are summarised
as follows.
Road Network
Both Ranford Road and Nicholson Road are
defi ned as Important Regional Roads (IRR ) in
the Metropolitan Region Scheme. They are also
identifi ed in the Perth Metropolitan Functional
Road Hierarchy as District Distributor ‘A’ roads.
Nicholson Road is part of the ‘Primary Network’
of designated freight roads within the Perth
Metropolitan Area. Ranford Road is part of the
‘Primary Freight Network’ to the west of Nicholson
Road and part of the ‘Secondary Freight
Network’ of designated freight roads to the
east of Nicholson Road. The ‘Secondary Freight
Network’ currently has draft status and will be
fi nalised after consultation with local government.
Observations on site confi rm that large numbers
of heavy vehicles use these roads.
In 1999, ERM Mitchell McCotter undertook an
investigation to explore the advantages and
disadvantages of connecting Campbell Road
to Nicholson Road at the south end of Campbell
Estate (opposite Clifton Road).
That investigation concluded that Campbell
Road should not connect to Nicholson Road
and that ample connectivity could be ensured
between the local road system and the regional
road system without that link.
Campbell Road will therefore carry low traffi c
volumes and will function as a local road instead
of as an extension to the ‘district distributor’ north
of Ranford Road.
Shared Paths
The City of Canning has indicated that a shared
path will be constructed on the western side of
Nicholson Road as part of the planned upgrading
of Nicholson Road. The City of Gosnells Technical
Services Department has indicated that the
development of Campbell Road Estate will
be expected to provide a shared path on the
eastern side of Nicholson Road to be located
on the ‘fi nal alignment’ relative to the ultimate
widening of Nicholson Road.
Currently there is a shared path on the north side
of Ranford Road between Campbell Road and
Nicholson Road. Given the high volumes of traffi c
and the potential movement of pedestrians and
cyclists to the district centre and the Ranford
Primary School, it will be necessary for the
development of Campbell Estate to provide
a shared path along the south side of Ranford
Road.
Campbell Road has a shared path on the eastern
side. It is proposed to supplement this with a
footpath on the western side (i.e. the Campbell
Estate side).
Bus Routes
Bus services are the only form of public transport
available to the ODP area. Route 781 (peak
period service only – Campbell Estate to Perth)
runs to Perth through Campbell Estate via
Campbell Road and Govan Road, then across
Nicholson Road and through Ranford Estate to
Ranford Road en-route to the Kwinana Freeway.
Routes 880, 883-885 (all day service) run along
Ranford Road (or Ranford Road and Nicholson
23
FIGURE 10: SITE CONTEXT
24
Road) and then via the Kwinana Freeway to
either the South Street bus transfer station or
through to the City.
4.3.4 Open Space Networks
There are a number of open space areas in the
surrounding area, however, due to the relative
severance caused by adjoining major roads the
Sanctuary Waters central lake feature is the most
relevant. Residents within the Campbell Road
Estate landholding already utilise this facility on a
regular basis.
4.3.5 Design Interface
There is a range of both positive and negative
interfaces to the subject site. The positive interface
is located on Campbell Road with a residential
environment. The negative interfaces can be
found along Ranford and Nicholson Roads where
adjoining estates have been ‘walled’.
Traditionally, residential land adjoining major
road networks have ‘turned their back’ on the
public domain by ‘walling in’ the estate. This
has created a ‘tunneling’ effect along these
roads and resulted in a poor and often unsafe
pedestrian environment.
Through the introduction of Liveable
Neighbourhoods and a shift in planning policy
it is now desirable for developments to address
all boundaries of the site to provide better
integration. Therefore, it is important that a
balance is achieved between providing a
functional and attractive external presentation
whilst preserving the amenity of estate residents.
4.4 Design ElementsThe Outline Development Plan (refer Figure
11) has been prepared following extensive
technical evaluation and consultation with the
relevant government agencies. The following
provides a summary of the key design elements:
4.4.1 Residential
The Outline Development Plan proposes the
creation of approximately 420 single residential lots
ranging in size and type to provide for a variety of
lifestyles and differing housing choices to promote
a more equitable urban environment. The lots
have also been orientated and dimensioned to
enable the application of solar design principles.
Residential densities are proposed varying from
R20 to R40 providing the statutory framework to
implement the variety of lot types proposed.
Residential Density
The ODP proposes a range of residential densities
- in addition to promoting a diverse range of lots
the proposed densities comply with state and
local government policy which encourages the
location of increased density within 400 - 800m of
activity nodes.
The northern portion of the ODP area is generally
within 800m of a District Centre and 400m of a
Neighbourhood Centre. In recognition of this,
densities ranging from R25 to R40 have been
proposed. However in recognition of the ODP’s
interface with existing residential areas, and in
the interest of providing a divese range of housing
stock, densities less than R25 are also proposed in
this general location.
The balance of the ODP representing the southern
portions of the project area is proposed to have a
base residential density of R20 which is refl ective
of the surrounding residential development and is
in accordance with the Local Housing Strategy.
4.0THE OUTLINE DEVELOPMENT
PLAN
25
Lot Layout
Conventional lots characterise much of the
residential product within the ODP. This is
refl ected with a base coding of residential R20.
The potential for increased residential densities
is proposed for those areas located opposite
the POS and within close proximity to the district
and neighbourhood centres. Reduced areas
of private open space and the fi ne grain of the
built form will be balanced by the ‘borrowed’
landscape provided by the nearby POS. Rear
lane access will ensure frontages are not
dominated by garages, carports and crossovers
and will reduce vehicular traffi c on frontage
roads.
The layout has been confi gured to ensure that
future lots are orientated and dimensioned to
ensure the application of solar design principles.
A range of lot interfaces have been provided to
the adjoining road networks. Both Ranford Road
and Nicholson Road frontages adjoin “walled
estates” which reduces the opportunity to create
integrated streetscapes.
The designated freight route status of Nicholson
Road and location of CCWs along the majority of
this boundary has reduced the opportunity of an
integrated streetscape along the southern area.
It is therefore considered that a hybrid approach
is the most appropriate solution in this situation,
comprising side oriented blocks punctuated by
cul-de-sac streets and entry roads. Where lots
‘side-on’ to Nicholson Road, uniform fencing will
be provided by the developer in accordance
with Council Policy.
Given the grid based design, the proposed cul-
de-sacs and entry road will not only punctuate
the visual defi nition of Nicholson Road itself,
(eliminating any tunnel effect) but will also
penetrate into the estate providing a series of
vistas to the urban environment beyond the
estate perimeter.
Lots on Campbell Road will provide a
conventional streetscape to refl ect the existing
residential character.
The ODP provides for a range of density
opportunities and increased residential densities
in the area immediately adjoining Ranford Road.
Within this area it is also proposed to locate a
future retirement village as depicted on the
Indicative Development Plan (Refer Figure 12).
The Education Department has expressed a
possible need for an interim school within the
ODP. This may be accomodated through such
programs as ‘schools in houses’, however will
need to be resolved with the landowner and City
should the facility be required.
4.4.2 Movement System
Road Network
The regional road system poses some constraints
on access for Campbell Road Estate. The number,
spacing and type of access needs to refl ect the
fact that both Nicholson Road and Ranford Road
are important to the regional movement system
and to freight movement in particular.
Neighbourhood connector roads have been
designed to provide an integrated system of local
streets linking to the arterial road intersections.
Effi cient road networks will suit local bus services
as well as provide legible and direct routes for
local shared paths.
The ODP proposes 5 internal neighbourhood
connector roads:
4.0THE OUTLINE DEVELOPMENT
PLAN
26
• 1 connecting to Ranford Road
• 1 connecting to Nicholson Road
• 3 connecting to Campbell Road
To optimise the traffi c management of the ODP,
it was recommended that 2 connection points to
Nicholson Road would be desirable. However,
given the limitations of the existing connection
(Govan Road) and the location of CCWs along
the northern portion of Nicholson Road, only
one access point south of the CCWs has been
identifi ed. As detailed in Appendix 3, the traffi c
management of the ODP will not be compromised
by maintaining only one neighbourhood
connector accessing Nicholson Road.
The internal movement network is based on an
interconnected street system which provides
permeability and legibility for a range of street
users, dispersing vehicular traffi c throughout the
network and providing a more pedestrian friendly
urban environment.
In particular the street network aims to
accommodate a range of internal and external
desire lines as follows:
• Existing community nodes to the north west
and north east;
• Future commercial uses within the subject site;
• Ranford Primary School to the west of
Nicholson Road;
• Public transport route along Ranford Road;
• The open space network within Sanctuary
Waters;
• Future internal bus route.
The movement network also provides a series of
external connection points aimed at facilitating
a high level of accessibility without providing the
opportunity for district level movements through
the estate.
With respect to design detail the transport report
identifi es relevant local distributor routes within
the estate. The balance of the internal network
obviously comprises the access street system.
These roads will be designed in accordance with
the relevant standard requirements.
Indicative subdivision roads have also been
orientated to maximise passive solar opportunities
by designing roads on an east-west and north-
south axis where possible. However, due to
the irregular confi guration of the overall site’s
boundary this has not been achievable for the
entire ODP area.
Road Closures
In order to facilitate the implementation of the
ODP a number of road widening and road
closures will need to be undertaken. Ranford and
Nicholson Roads are subject to road widening
requirements to enable these roads to be
developed to a 4-lane dual carriageway.
To discourage district level movements or ‘rat-
runs’ through the estate, the internal road
network proposes the closure of the Govan Road
and Fairlie Road connections to Nicholson Road,
modifi cations of Campbell Road such as round-a-
bout and minor realignments to existing roads to
re-direct traffi c throughout the estate.
Road closures will be initiated as part of the
subdivision process and in accordance with the
road closure requirements of the Department
of Land Information. Where they occur, road
closures will be staged and managed to ensure
continued access for those landowners not
currently involved in the initial development
phases. The location of the road widening and
road closure requirements is identifi ed in Figure
13.
4.0THE OUTLINE DEVELOPMENT
PLAN
4.0THE OUTLINE DEVELOPMENT
PLAN
4.0THE OUTLINE DEVELOPMENT
PLAN
4.0THE OUTLINE DEVELOPMENT
PLAN
27
FIGURE 11: OUTLINE DEVELOPMENT PLAN
28
FIGURE 12: INDICATIVE DEVELOPMENT PLAN
29
Pedestrian & Cycle Network
Currently there are shared paths on the north side
of Ranford Road and the eastern side of Campbell
Road. It is proposed to provide additional shared
paths to the southern side of Ranford Road, the
eastern side of Nicholson Road and on one side of
local distributors within the ODP area. Footpaths
will be provided on local distributors within the
ODP to compliment the shared paths. All other
roads within the ODP will be provided with
footpaths in accordance with the City of Gosnells
Policy No. 2.4.11.
4.4.3 Public Open Space
Inherent in the approach to the design of the
ODP has been the objective to complement
development within the existing environment.
The site analysis and environmental assessment
have strongly infl uenced the open space location
and therefore the form of the ODP. The strategy
adopted has been to preserve as much of the sites
inherent character and drainage requirements
within the system of POS whilst also ensuring that
the open space is within easy walking distance of
all residents.
The public open space network is centred around
the CCW’s and an internal lake and parkland
feature (refer Figure 14). This provision can meet
the recreation needs of all residents. In particular
the following characteristics should be noted:
• POS located within the CCW buffer area will
be predominantly remnant vegetation where
possible containing local species to enhance
and protect the adjoining conservation area;
• The water based feature provides an important
irrigation source for the POS;
• With the exception of the extreme southern
end of the estate all residents are within 200m
of a public open space reserve;
• Active recreation pursuits wil be provided for
within the central POS area.
During the preparation of the ODP and following
the identifi cation of CCW locations, the Water
and Rivers Commission agreed to the use of the
CCW buffer for public open space and drainage.
Furthermore, it was agreed that a 100% credit for
public open space within the buffer area would
be permitted. Given the land area identifi ed
for CCW’s, and in accordance with advice
received from the Department for Planning and
Infrastructure, the ODP proposes to provide 8%
POS with the balance (ie. 2%) used towards the
development of the POS.
As the swales located in the CCW buffers are not
subject to permenant inundation, a 100% credit
has been applied in accordance with DC policy
2.3. A 50% credit has been applied to the lined
lake within POS area 3.
4.0THE OUTLINE DEVELOPMENT
PLAN
30
POS SCHEDULETotal Area 61.70ha
Deductions (Non Residential Land)
Existing Commercial
Proposed Commercial
Proposed Church
CCW core area (excludes CCW land
required for road widening)
Road widening
1.43ha
4.02ha
1.0ha
9.86ha
2.37ha
Sub Total Deductions 18.68ha
Nett Residential 43.02ha
POS Required (8%) 3.44ha
POS Schedule
Area 1
Area 2
Area 3 (includes approx 2000m2 lake)
2.44ha
0.77ha
1.66ha
Total POS Provided 4.87ha
Drainage Component (50% credit 2.0ha) 1.0ha
Adjusted POS 3.87ha
The above fi gures are based upon preliminary
work undertaken to support the ODP and may be
subject to change at the detailed design stage.
Conservation Category Wetlands
The Core Conservation Area (CCA) identifi ed
by the DoE did not account for the proposed
road widening along Nicholson Road. This road
widening will impact on approximately 0.63ha
of the proposed CCA. However, it is proposed to
offset this impact in two ways:
1) Measures to minimise the area required for
the road reserve will be identifi ed in a Road
Construction and Rehabilitation Management
Plan; and
2) The ODP proposes the closure of the existing
Govan and Fairlie Road reserves.
This will result in the required 9.86ha of CCW being
provided. Further details of the above mitigation
measures are detailed in Appendix 2.
The developer has committed to undertaking
extensive rehabilitation of the Govan and Fairlie
Road alignments to re-establish linkages with the
wetland system.
The rehabilitation areas are part of the Melaleuca
preissiana Low Woodland to Low Open Woodland
plant community (as described by Weston, 1999).
Rehabilitation species will consist of a mix of
Melaleuca preissiana, M. seriata, Xanthorrhoea
preissii, Jacksonia furcellata, Phlebocarya ciliata
and Loxocarya fasciculata. A planting density
of approximately 1 plant per square metre
(consisting of trees, high and low shrubs and
sedgeland species) will be targeted through
the rehabilitation program. The fi nal species
mix and density will be prepared in consultation
with the Department of Conservation and Land
Management and the City of Gosnells.
Tree Guards will be erected and fencing
constructed around the site to restrict the potential
for rabbit damage to rehabilitation areas. The
proponent will also undertake maintenance over
the rehabilitated areas for 2 years after planting.
Maintenance work will involve spot spraying for
weeds after the fi rst and second years using a
herbicide suitable for wetland environments.
Although it is not anticipated that reticulation will
be required once plants have established, this will
be reviewed during the fi rst and second summers,
depending on severity of the summer season.
4.4.4 Detailed Area Plans
The proposed Mixed Use precincts within the
ODP complement adjoining community nodes,
capitalise on the public and private movement
economies of the adjoining major roads and
provide an amenity transition between the
major roads and the internal residential use. Not
withstanding the above, DAPs may be required
4.0THE OUTLINE DEVELOPMENT
PLAN
31
where land abuts LOS, commercial areas or uses
laneways.
The ODP proposes two areas as being subject to
Detailed Area Plans. The areas are proposed as
‘Mixed Use’ precincts where the future land use
will be determined through the preparation of
Detailed Area Plans as provided for in Section 7.6
of Town Planning Scheme No 6.
Mixed use development is to be residential
in character and nature. Proposed land uses
need to be complimentary both to existing
and proposed residential areas and the existing
District and Neighbourhood centres with a strong
pedestrian focus to be demonstrated.
The mixed use area located on Ranford Road
will facilitate opportunities for a medium density
housing site (R40) and additional uses considered
suitable in a residential context.
The second Mixed Use area located at the
intersection of Ranford Road and Campbell
Road will facilitate a range of residential and
commercial uses which will complement the
commercial activities located at the adjacent
neighbourhood centre and the adjoinging
residential environment. The uses and design
will be identifi ed through the preparation of
Detailed Area Plans. Uses that may be considered
complimentary but not competing with the
adjacent neighbourhood centre could include
Tavern, Restaurant and Cafe. In addition a
Detailed Area Plan will also facilitate proposals
for the development of the Uniting Church site
fronting Campbell Road.
4.4.5 Mixed Business
A small extension is proposed to the existing
Mixed Business site located at the intersection
of Ranford and Nicholson Roads. The proposed
Mixed Business site represents the consolidation
of commercial development along Ranford Road
which is in accordace with the objectives of the
draft Local Commercial Strategy.
The proposed expansion will not result in a
proliferation of commercial uses along Ranford
Road, as the ODP proposes a Mixed Use precinct
including a group Housing site at the eastern
boundary of the Mixed Business extension.
4.4.5 Urban Water Management
The ODP proposes that the CCW buffers and parts
of the POS areas be utilised to store/detain fl ood
events. Where possible major storm events will
be directed towards the CCW areas, however,
it is noted that most of the CCW land is higher
than the buffer land and most compensation
will therefore occur in the CCW buffer and POS
areas.
Drainage managment within the CCW buffers
is proposed to be within infi ltration swales to
be integrated into existing vegetation and
developed on cleared areas where possible.
Drainage basin sizing and locations as shown on
the Outline Development Plan were confi rmed in
a separate report by JDA Consultants prepared
for land uses proposed prior to determination
of the CCW and buffers as being adequate to
contain the 1:10 year and 1:100 year recurrance
interval storm events subject to appropriate piped
connections between basins, and linkage into the
outlet provided to the Hughes Street Branch Drain.
The reduction in land now available for urban
development will reduce the areas required to be
set aside for drainage management. Preliminary
calculations of the effects of this reduction on
drainage requirements have yielded order-of-
size management swales/basins (see fi gure 15).
Further detailed calculations will be required
4.0THE OUTLINE DEVELOPMENT
PLAN
32
FIGURE 13: ROAD WIDENING/CLOSURE
33
FIGURE 14: PUBLIC OPEN SPACE
34
as the proposal progresses to confi rm drainage
management structures and confi gurations.
The central POS must be utilised to provide
compensation for storm fl ows generated within
catchment CE3B as shown on plan in Figure
15. Low intensity storm events (up to 1 in 1 year
recurrance) will be infi ltrated to the local aquifer
in swales to be developed within landscaped
areas of the POS. Rainfall events of larger
magnitude will be harvested into a lake to be
lined to create a relatively small permenant
water body (approximately 2000m2) within the
POS. The lake will need to be lined to maintain an
aesthetically acceptable lower limit to the lake
water level, noting that groundwater levels have
been observed to fl uctuate summer to winter in
the order of 1.5m.
Whilst a lined lake is not essential for stormwater
management it is considered that a permenant
water body will provide aesthetic and irrigation
management benefi ts. Rainfall events harvested
in the lake after fi rst fl ush can be used as a
secondary source for irrigation supplies to be
drawn from the lake. Primary irrigation water
supply drawn from a local groundwater bore
can be allowed to aerate in the lake to lower iron
content of the water before irrigation which will
be determined through management plans.
A Lake Design and Managment Plan as described
in Appendix 2 will be prepared to the satisfaction
of the City of Gosnells.
Subsoil drainage is likely to be required in lower
areas of the site. The requirement for subsoil
drainage will be determined in conjunction with
the detailed geotechnical and hydrological
investigations and upon determination of fi ll
requirements.
4.0THE OUTLINE DEVELOPMENT
PLAN
35
FIGURE 15: DRAINAGE PLAN
36
As part of the requirements of the City of Gosnells
Town Planning Scheme No. 6 (TPS 6) it is necessary
to establish the broad cost sharing principles for
Common Infrastructure Works within the Campbell
Road Estate ODP area.
The cost contribution payable is based on an
amount per hectare of land developed for
commercial or residential purposes as indicated
on the ODP.
These costs have been based on the tables
provided in Appendix 4 of this report.
The various Common Infrastructure Works and
Costs cover the following areas:
• drainage construction;
• dual use paths;
• road resumption;
• traffi c managment;
• service relocation;
• conservation category wetland development
• general administration costs and studies; and
• school sites
The inclusion/exclusion of individual cost items
identifi ed in Appendix 4 will be dealt with in
further detail through the TPS No. 6 Amendment
process.
5.0COMMON INFRASTRUCTURE
WORKS AND COSTS
37
Due to the number of landowners within the ODP,
staging of development will need to respect
those landowners not currently part of the initial
development phase.
The fi rst stages of development have not been
confi rmed, however, it is likely that development
will be determined commensurate with servicing
constraints and opportunities. In light of this
it is reasonable to expect development to
commence either at the northern end near
Nicholson and Ranford Roads, with development
progressing south as demand dictates, or along
the Campbell Road frontage where existing
services are already located.
With regard to drainage the Hughes Street
Branch Drain connection at Ranford Road is the
connection for outlet of compensated stormwater
fl ows from the estate. Unless development starts
near this connection and progresses upstream,
interim and perhaps temporary compensating
storage and overland fl ow drains will need
to be constructed and maintained to ensure
that appropriate stormwater outlets exist.
Arrangements will need to be made to ensure
that land uses downstream of development
stages can accomodate the necessary overland
fl ows.
Staging of the development will also need to
give consideration to proposed road closures.
Access to those properties not participating in the
initial stages of the development will need to be
maintained.
6.0DEVELOPMENT STAGING
38
The proposed Outline Development Plan is
consistent with the various relevant strategic and
statutory initiatives undertaken in the district. The
Plan has been prepared on the basis of extensive
technical evaluations which have thoroughly
examined the issues associated with development
of the site.
This framework, together with the level of general
support, confi rms the suitability of the site for
urban development.
The ODP prepared for the site provides a
comprehensive planning framework for the future
subdivision and development of the site. A design
approach has been adopted which incorporates
key planning design elements including diversity
of lots sizes, an interconnected street pattern and
accessibility to commercial centres and public
open space.
The design also responds to local site conditions,
particularly in terms of preserving and
enhancing the existing wetlands and addressing
drainage requirements to ensure integration
and compatibility with existing and nearby
development and land uses.
Further to this ODP and the provisions of TPS No
6 additional land management provisions will
be prepared involving the following detailed
management plans:
• Drainage and Nutrient Management Plan;
• Wetland and POS Management Plan;
• Fauna Management Plan;
• Road Construction and Rehabilitation
Management Plan;
• Lake Design and Management Plan; and
• Acid Sulphate Soil Identifi cation and
Management Plan (if required).
Based upon the ODP framework a development
outcome can be expected that provides a quality
and sustainable living environment, is responsive
to the physical character of the site and provides
an urban form that is conducive to the building of
a ‘true’ neighbourhood community.
7.0CONCLUSION
