Town Centre Changes Summary - Shire of Exmouth...Town Centre Changes Summary Disclaimer This information sheet is provided as generalised information, for in-depth detail please refer

Disclaimer This information sheet is provided as generalised information, for in-depth detail please refer to the Shire of Exmouth Local Planning Scheme Number 4 and the Shire of Exmouth Local Planning Strategy Number 1. While we aim to keep the content of this document current and accurate, we accept no responsibility or warranties for actions based on the information provided. The Shire of Exmouth encourages you to seek professional advice before acting on any information contained within this document. Should you require further information, please do not hesitate to contact the Shire’s Planning Department on (08) 9949 3000. 5 May 2016

Town Centre Changes Summary


Town Centre land comprises land currently zoned Town Centre, Tourism, Residential R17.5, and

Public Purpose reserve in Town Planning Scheme 3.

One (1) town centre expansion area has been identified in the Local Planning Strategy, which

comprises Thirteen (13) lots.

Current Town Centre zone (proposed Commercial C1-Retail Core)

The new local planning strategy has identified a number of planning considerations relevant to the

proposed retail core. These considerations have been predominantly addressed through the new

Local Planning Scheme 4.

Local Planning Scheme 4 relabels the current Town Centre zone to Commercial zone consistent with

the Planning and Development (Local Planning Schemes) Regulations 2015.

Local Planning Strategy considerations So how are the Local Planning Strategy

implications going to be implemented?

Predominantly through the new Local Planning

Scheme Number 4.

Pedestrian Prioritisation – There is need for

the pedestrian/cycleway movement within the

town centre to become more legible given that

currently vehicular movements (particularly

high number of caravans and long vehicles

during the peak tourist season) are given

priority over pedestrian movement. This raises

safety concerns, particularly where there is a

New provision in scheme 4 - ‘Development

shall where practical provide pedestrian shelter,

a minimum of 2 metres wide over the road

verge in the form of an awning, canopy, balcony

or verandah. Any structure proposed in

accordance with the above shall be cantilevered

with no supporting structures permitted in the

public realm. Provision and maintenance of


prevalence of tourists in unfamiliar territory

attempting to navigate the town centre.

overhanging structures is the responsibility of

the building owner.

Consolidation of Retail Use – Retail floor space

within the Retail Core is encouraged to expand

over the short to medium term up to 26,615m2,

assuming a population of 8,000 persons

(Hassell, 2012). All retail development within

Exmouth is to be focussed within the Retail Core

of the Town Centre except where an identifiable

local node is supported by the local government

such as within the Exmouth Marina. Retail

expansion of the Retail Core is to be

consolidated around the primary structural axis

of the Ross Street Mall and Kennedy Street.

Expansion opportunities in the short to medium

term to specifically accommodate a

“supermarket and associated sleeved

development” should only be contemplated on

land assembled east of Maidstone abutting

Federation Park.

The area east of Maidstone Crescent and north

of Federation Park for a large scale retail

development is proposed be restricted to a

sleeved supermarket development in scheme 4.

Proposed rezoning of Lot 27 (No.16)

Learmonth Street from Residential R17.5 to

Commercial C1 – Retail.

Proposed

General changes within the proposed Commercial C1 – Retail Core zone in Local Planning Scheme

4 include:

1. The following land uses are no longer permitted in the proposed ‘Commercial C1 - Retail

Core’ – caretakers dwelling; hotel; motel; motor vehicle and marine sales; recreation –

private; service station; vet hospital; and place of worship.

2. The following land uses may now be supported in the ‘Commercial C1 - Retail Core’ –

convenience store; health centre; laundromat; medical centre; betting agency;

cinema/theatre; exhibition centre; market; restricted premises; small bar; supermarket; night

club and reception centre.

3. Wall height maximum 9.75m and max building height 12m, above natural ground level.

4. Minimum lot sizes 120m2

5. Provisions relating to the restricted use site ‘Supermarket and small scale retail and

commercial uses’. The predominant use of the area shall be Supermarket.


Small scale retail and commercial activities shall:

Sleeve any supermarket proposal on a minimum of two sides providing active

frontages to Federation Park and Maidstone Crescent;

Be incidental to the predominant supermarket use;

Have a maximum individual street frontage of 15m.

6. Minimum setbacks are nil.


Current Town Centre (proposed Commercial C2-Mixed Use)

The new local planning strategy has identified a number of planning considerations relevant to the

proposed mixed use area. These considerations have been predominantly addressed through the

new Local Planning Scheme 4.




Scheme Number 4.

Town Centre Arrival – Because the Town

Centre is set back from Murat Road, its location

is not clearly defined for visitors arriving to

Exmouth. Maidstone Crescent needs to be

visually reinforced as the critical link between

Murat Road and town core area through

continuous median and verge plantings,

signage and urban form treatments. Clearer

definition of the Maidstone Crescent and Murat

Road intersections is required to enhance sense

of arrival to the Town Centre.

Additional height supported for development

on the corners of Murat Road and Maidstone

Crescent to define the town centre arrival.

Land Use Activity – There is currently a lack of

cohesion between the retail core uses on

Kennedy Street/ Ross Street Mall and town

centre uses further north on Maidstone

Crescent, namely the Post Office and Police and

Courthouse complex. Priority should be given to

connecting these two nodes through

streetscape and landscape treatments, and over

the longer term, street activation via reduced

Scheme 4 includes a new land use ‘mixed

development’ which may be permissible in

Commercial – C2 - Mixed Use.

mixed development means any

building used for the purpose of both:

(a) one or more non-residential uses;

and


built form setbacks. Furthermore, activation can

be improved through consolidating urban form

around the town core, particularly Kennedy

Street, and the introduction of medium density

as a permitted use in select locations, currently

not provided for within TPS 3. There is the

opportunity to consider mixed use development

along Maidstone Crescent north providing for

activated ground floor development with upper

level residential.

(b) one or more dwellings vertically

above one or more non-residential uses

which are permissible within the

applicable zone, but the term does not

include a Home Business, a Industry –

Cottage, a Home Occupation or a Home

Office.

Commercial and/or civic uses shall occupy the

ground floor of any development. Upper floor

uses shall be residential.

General changes within the proposed Commercial C2 – Mixed Use zone in Local Planning Scheme

4 include:

1. The following land uses are no longer permitted: caretakers dwelling; hotel; motel; motor

vehicle and marine sales; service station; tavern; and veterinary hospital.

2. The following land uses may now be supported: home business; home occupation;

convenience store; health centre; laundromat; medical centre; mixed development;

serviced apartment; betting agency; child care premises; cinema/theatre; exhibition centre;

market; small bar; educational establishment; funeral parlour; reception centre; and

restricted premises.

3. Maximum building height provisions wall height 6.5m and max building height 9m, above

natural ground level.

4. Residential development shall comply with the R40 Density Code.

5. Every residential dwelling shall have direct access from a habitable room to an open

balcony with a minimum area of 3m2.

6. Each dwelling shall have a balcony facing the primary road or public open space and may

project up to 1 metre into the front setback.

7. New fencing provisions:

Side/Rear: maximum height 1.8 metres excluding the front setback area.

Front Setback Area: maximum height 0.9m high on the side boundary only.

Fencing shall not be permitted in any other area except as required by regulation, or

for internal security purposes.

8. The first 1.5 metre of the primary street setback and 1 metre of the secondary street

setback area shall be landscaped, excluding any crossover.


9. Setbacks shall be:

- Primary street: 4.5 metres

- Rear: 3 metres

- Secondary street: 2.25 metres

10. Minimum lot sizes 180m2

11. Rezone twelve (12) lots on Learmonth Street from current Residential R17.5 and Public

Purpose reserve to Commercial C2 – Mixed Use.

Proposed


Current Town Centre zone (proposed Commercial C3-Mixed Business)

General changes within the proposed Commercial C3 – Mixed Business zone in Local Planning

Scheme 4 include:

1. The following land uses are no longer permitted: club premises; consulting rooms; motor

vehicle and marine sales; service station; shop; and veterinary hospital.

2. The following land uses may now be supported: serviced apartment; child care service;

discount department store; community purpose; educational establishment; funeral

parlour; tourist development; reception centre; and telecommunications infrastructure.

3. Maximum building height provisions wall height 6.5m and max building height 9m, above

natural ground level.

4. The local government will not recommend approval to any subdivision application unless

a Structure Plan in respect of the area the subject of the application, has been prepared

and approved.

5. The minimum net lettable area for bulky goods showroom use shall be 400m2.

6. Upper level balconies may project up to 1m into the primary street setback.

7. Setbacks shall be:

- Primary street: 4.5 metres

- Secondary street: 2.25 metres

8. The first 1.5 metres of the primary street setback area and 1 metre of the secondary street

setback area shall be landscaped, excluding any crossover.


Other Town Centre Changes

The new local planning strategy has identified a number of other town centre planning

considerations which will affect multiple areas. These considerations have been predominantly

addressed through the new Local Planning Scheme 4.




Scheme Number 4.

Built form and Character – The built form

within the overall town centre is for the most

part dispersed leading to an informal and ill-

defined pedestrian movement system through

large street blocks. Many of the town centre

buildings are not designed to be oriented to the

street network or the public realm. Street

frontages (e.g. portion of Kennedy Street) are

open and uncontained with no opportunity for

street activation. The purpose of premises also

does not generally match the original design of

the buildings and therefore functionality is

generally compromised. There is an opportunity

to improve the façade of the low level ‘Exmouth’

block buildings through addition of

architectural features and encouragement for

new development to incorporate articulated

building facades.

Development shall have entries addressing the

street through elements such as verandahs or

other design features.

Buildings must provide one or more of the

following elements in the street elevation:

(i) Variation in roof form;

(ii) Horizontal articulation of the façade;

and

(iii) Verandahs

Large areas of blank wall will not be accepted

on the front and street façade.

Building facades that front any street shall be

constructed of masonry and/or glass material

or similar, to a minimum height of 3m from

the natural ground level to the satisfaction of

the local government.

Floor levels of ground floors should match the

level of footpaths abutting thereto, subject to

drainage requirements.

Movement – Access through to car parks within

the town centre requires enhanced signage due

to being somewhat complicated due to the

curved geometry of Maidstone Crescent. The

current location of car parking currently limits

the relationship between buildings and the

public realm given the interface is interrupted

by vehicular movements. Car parking will

continue to need management to provide easy

access for the transient visitor population as well

Continued engineering works to increase

public footpaths and cycle paths.


as shorter term car parking closer to the retail

core for the resident population. The extension

of Thew Street through to Learmonth Street as

currently being implemented will assist in this

regard, adding legibility to the east-west

vehicular and pedestrian movement within the

Town Centre. Movement for pedestrians and

cyclists is also currently insufficiently defined

with footpath networks in some instances

incomplete. The linkages between the tourism

accommodation along Murat Road and the

retail core are currently informally defined and

have been identified for upgrade. Strategies to

improve the linkages within the town centre are

in place as documented in the Foreshore and

Open Space Development Plan (2013).

Other town centre changes within in Local Planning Scheme 4 which affect multiple areas include:

1. A special control area (SCA5) is proposed for the Floodplain which affects portions of the

land within the town centre. The local government shall have regard to:

(a) The general presumption against subdivision and development within the flood plain

unless:

(i) Hydraulic Modelling has been prepared to the satisfaction and approval of the

Department of Water;

(ii) In respect of land within the high hazard flood plain, suitable controls are in place

to ensure no development will encroach into the high hazard floodplain, excluding

earthworks for the provision of essential roads, bridges, footpaths, jetties and

upgrades to existing high hazard floodplains.

(b) Building levels within the floodplain achieving the recommended minimum floor level

of at least 0.5 metres above the relevant 100 year ARI flood level for the location having

regard to advice from the Department of Water.

2. For non-residential development the secondary street setback shall be a minimum of half

of the required primary street setback.

3. Rezoning of lot 311 (N12) Maidstone Crescent, lot 312 (N561) Murat Road, lot 1116

(N543) Murat Road and strata lot 1 (N535) Murat Road from Town Centre to Tourism. Lot

311 (N12) Maidstone Crescent to have an additional use of consulting room. Lot 312

(N561) Murat Road to have an additional use of Tavern.


Proposed


One (1) town centre expansion area has been identified in the Local Planning Strategy, which

comprises Twelve (12) Mixed Use lots and one (1) Retail Core lot, which are proposed to be

rezoned.

Future Commercial

Documents

Town Centre Changes Summary - Shire of Exmouth...Town Centre Changes Summary Disclaimer This information sheet is provided as generalised information, for in-depth detail please refer