Council Agenda

 

 

ORDINARY COUNCIL MEETING

7.00pm, 26 April, 2006

Civic Centre,

Dundebar Road, Wanneroo

 

 

Council allows a minimum of 15 minutes for public questions and statements at each Council meeting.  If there are not sufficient questions to fill the allocated time, the person presiding will move on to the next item.  If there are more questions than can be dealt with in the 15 minutes allotted, the person presiding will determine whether to extend question time.

 

Protocols

 

During the meeting, no member of the public may interrupt the meeting’s proceedings or enter into conversation.  Each person seeking to ask questions during public question time may address the council for a maximum of 3 minutes each.

 

Members of the public wishing to submit written questions are requested to lodge them with the Chief Executive Officer at least 30 hours prior to the start of the meeting.

 

The person presiding will control public question time and ensure that each person wishing to ask a question is given a fair and equal opportunity to do so.  A person wishing to ask a question should state his or her name and address before asking the question.  If the question relates to an item on the agenda, the item number should also be stated.

 

The following general rules apply to question and statement time:

 

·                Questions should only relate to the business of the council and should not be a statement or personal opinion.

·                Only questions relating to matters affecting Council will be considered at an ordinary meeting, and at a special meeting only questions that relate to the purpose of the meeting will be considered.  Questions may be taken on notice and responded to after the meeting.

·                Questions may not be directed at specific members of council or employees.

·                Questions & statements are not to be framed in such a way as to reflect adversely on a particular Elected Member or Officer.

·                The first priority will be given to persons who are asking questions relating to items on the current meeting agenda.

·                The second priority will be given to public statements.  Only statements regarding items on the agenda under consideration will be heard.

 

 

The Mayor and Councillors will conduct an informal session on the same day as the meeting of the Council at the Civic Centre, Wanneroo, commencing at 6.00pm where members of the public may, by appointment, present deputations. If you wish to present a deputation please submit your request for a deputation in writing addressed to the Chief Executive Officer or fax through to Executive Services on 9405 5097. 

 

·                A time period of 10 minutes is set aside for each deputation. 

·                Deputations shall not exceed five (5) persons in number and only three (3) of those persons shall be at liberty to address the Council and to respond to questions the Mayor and Councillors may have.

 

Please ensure that mobile phones are switched off before entering the Council Chamber.  Any queries on this agenda, please contact Executive Services on 9405 5027 or 9405 5018.

Objective

·      To ensure that there is a process in place to outline access to the recorded proceedings of Council.

·      To emphasise that the reason for tape recording of Council Meetings is to ensure the accuracy of Council Meetings.

Statement

Recording of Proceedings

(1)          Proceedings for meetings of the Council, of electors and of the Audit Committee shall be recorded, by the City, on sound recording equipment except, in the case of meetings of the Council or the Audit Committee, where the Council or the Committee, as the case may be, closes the meeting to the public.

(2)          Notwithstanding sub clause (1), proceedings of a meeting of the Council or of the Audit Committee which is closed to the public shall be recorded where the Council or the Audit Committee, as the case requires, resolves to do so.

(3)          No member of the public is to use any electronic, visual or vocal recording device or instrument to record the proceedings of the Council or a committee without the written permission of the Council.

Access to Recorded Tapes

(4)          Members of the public may purchase a copy of the taped proceedings or alternatively listen to recorded proceedings with the supervision of a City Officer.

(5)          Elected Members may listen to a recording of the Council proceedings upon request, free of charge.  However, no transcript will be produced without the approval of the Chief Executive Officer.

(6)          Costs of providing taped proceedings to members of the public will be the cost of the tape plus staff time to make the copy of the proceedings.  The cost of supervised listening to recordings will be the cost of the staff time.  The cost of staff time will be set in the City’s schedule of fees and charges each year.

Retention of Tapes

(7)          Recordings pertaining to the proceedings of Council Meetings shall be retained in accordance with the Library Board of Western Australia Act (1951-83), General Disposal Authority for Local Government Records.  The current requirement for the retention of recorded proceedings is thirty (30) years.

Disclosure of Policy

(8)          This policy shall be printed within the agenda of all Council, Special Council, Electors and Special Electors and the Audit Committee meetings to advise the public that the proceedings of the meeting are recorded.

 

 

Notice is given that the next Ordinary Council Meeting will be held at the Civic Centre,

Dundebar Road, Wanneroo on Wednesday 26 April, 2006 commencing at 7.00pm.

 

 

 

 

C JOHNSON

Chief Executive Officer

20 April 2006

 

 

 

CONTENTS

 

Item  1          Attendances  1

Item  2          Apologies and Leave of Absence   1

Item  3          Public Question Time   1

Item  4          Confirmation of Minutes  1

OC02-04/06 Minutes of Ordinary Council Meeting held on 4 April 2006  1

Item  5          Announcements by the Mayor without Discussion   1

Item  6          Questions from Elected Members  1

Item  7          Petitions  1

New Petitions Presented  1

Update on Petitions  1

PT01-04/06     Disrepair and Speed Signage on Hawkins Road, Jandabup  1

PT02-04/06     Proposed Development Intensive Agriculture Mushroom Farm, Belgrade Road, Wanneroo  2

PT03-04/06     Antisocial Behaviour in Vicinity of Skatepark at Paloma Park, Marangaroo  2

PT04-04/06     Traffic Speeds and Behaviours in and around Paloma Loop, Marangaroo  2

PT05-04/06     Upgrade Lighting and Playing Surfaces, Gumblossom Oval  2

Item  8          Reports  3

Declarations of Interest by Elected Members, including the nature and extent of the interest.  Declaration of Interest forms to be completed and handed to the Chief Executive Officer. 3

Planning and Development  3

Town Planning Schemes and Structure Plans  3

PD09-04/06     Municipal Heritage Inventory Review   3

PD10-04/06     Proposed Amendment No. 10 to East Wanneroo Cell 4 Structure Plan  22

PD11-04/06     Modifications to Drovers Place Precinct Local Structure Plan  31

PD12-04/06     Petition Regarding Club Capricorn Holiday Village  49

Sub-Division Applications  53

PD13-04/06     Proposed Rural Subdivision - Lots 6 and 7 (94 and 108) Safari Place, Carabooda  53

PD14-04/06     Proposed Subdivision of Lot 5 (180) Karoborup Road, Carabooda  61

Development Applications  72

PD15-04/06     Proposed Upgrade and Additions to an Existing Mushroom Farm - Lot 1 (163) Belgrade Road, Wanneroo  72

Delegated Authority Reports  87

PD16-04/06     Development Applications Determined by Delegated Authority for March 2006  87

PD17-04/06     Subdivision Applications determined under Delegated Authority during March 2006  101

Other Matters  116

PD18-04/06     Illegal Construction of Two Storey Residence at Lot 1818 (7) Gaerwen Way, Butler  116

Infrastructure  121

IN08-04/06     Tender No 06014 - The Construction of Hainsworth Skate Facility  121

IN09-04/06     Petition PT03-02/05 - Traffic Management for Abbotswood Drive, Landsdale  127

IN10-04/06     Subdivisional Retaining Walls over 3.0 Metres in Height - Lot 50 Gnangara Road Madeley (WAPC 129369) 136

IN11-04/06     Metropolitan Regional Road Program 2007/2008  140

Corporate Services  145

Finance  145

CS05-04/06     Warrant of Payments - for the Period to 31 March 2006  145

CS06-04/06     Emergency Services Levy (ESL) Administration Arrangement - Option B   208

CS07-04/06     Financial Activity Statement for the Period ended 28 February 2006 and Budget Review   211

CS08-04/06     Investment Report - February 2006  224

Contracts and Property  228

CS09-04/06     Proposed Lease to Wanneroo Districts Netball Assoc Inc - Netball Courts and Facilities  228

Community Development  254

Leisure & Library Services  254

CD07-04/06    Wanneroo Library and Regional Museum   254

CD08-04/06    Aquatic and Recreation Facilities Needs Assessment – Hester and Coastal Wards  297

Ranger & Safety Services  326

CD09-04/06    Applications to Keep more than Two Dogs - Various Addresses  326

CD10-04/06    Establishment of Two Rocks Volunteer Bush Fire Brigade  334

Governance and Strategy  336

Governance & Customer Relations  336

GS04-04/06     Donation Requests to be Considered by Council  336

GS05-04/06     Replacing Policy and Local Laws Committee Meetings with Audit Committee Meetings  347

GS06-04/06     Review of the City of Wanneroo Code of Conduct  352

Strategic Projects  368

GS07-04/06     Final Community Consultation Policy  368

Chief Executive Office  375

General  375

CE02-04/06     Appointment of Acting Director Community Development  375

CE03-04/06     Donations Determined under Delegated Authority of Chief Executive Officer  377

Item  9          Motions on Notice   381

Item  10        Urgent Business  381

Item  11        Confidential   381

CR02-04/06    Tender No. 06013 Marangaroo Golf Course Enhancements  381

Item  12        Date of Next Meeting   381

The next Ordinary Councillors Briefing Session has been scheduled for 6.00pm on Tuesday, 09 May 2006, to be held at the Civic Centre, Dundebar Road, Wanneroo. 381

Item  13        Closure   381

 

Item  1                Attendances

Item  2                Apologies and Leave of Absence

That Cr Hughes be granted a leave of absence from 27 April 2006 to 3 May 2006.

Item  3                Public Question Time

Item  4                Confirmation of Minutes

That the minutes of the Ordinary Council Meeting held on 4 April 2006 be confirmed.

 

Item  5                Announcements by the Mayor without Discussion

Item  6                Questions from Elected Members

Item  7                Petitions

New Petitions Presented

Update on Petitions

Cr Salpietro presented a petition from 48 residents of Wanneroo including those living on and in the vicinity of Hawkins Road Jandabup to register their protest as to the state of disrepair and lack of speed signage of Hawkins Road.

 

UPDATE

 

A report is being prepared for Council meeting 06 June 2006.

 

Cr Treby presented a petition with 136 signatures objecting to the further intensive agriculture of the mushroom farm and proposed composting barn and biofilter addition based on the odours and health issues resulting from composting.

 

UPDATE

 

This petition is addressed in a report to Council on 26 April 2006 on the Proposed Upgrade Additions to an Existing Mushroom Farm – Lot 1 (163) Belgrade Road, Wanneroo.

 

Cr Treby presented a petition with a 65 signatures and a resident’s impact statement requesting Council investigate antisocial behaviour in the vicinity of the skatepark at Paloma Park, Marangaroo.

 

UPDATE

 

Rangers are providing additional patrols for the area and a report will be provided to Council meeting 16 May 2006.

 

Cr Treby presented a petition with 61 signatures requesting Council investigate traffic speeds and drivers’ behaviour in and around Paloma Loop, Marangaroo.

 

UPDATE

 

A report is being prepared for Council meeting 06 June 2006.

 

Cr Roberts presented a petition from the Jacks Soccer Club with 203 signatures requesting the upgrading of floodlighting and playing surfaces of Gumblossom Oval, Quinns Rocks.

 

UPDATE

 

A report is being prepared for Council meeting 16 May 2006.

 

Item  8                Reports

Declarations of Interest by Elected Members, including the nature and extent of the interest.  Declaration of Interest forms to be completed and handed to the Chief Executive Officer.

Cr F Cvitan to declare a proximity interest in item PD14-04/06.

Planning and Development

Town Planning Schemes and Structure Plans

File Ref:                                              S37/0001

File Name: AA Municipal Heritage Inventory Review.doc This line will not be printed dont delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   Ian Bignell

Meeting Date:   26 April 2006

Attachments:                                       5

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Issue

To consider submissions received on the Municipal Heritage Inventory (MHI) Review.

Background

At its 13 December 2005 meeting (item PD01-12/05) Council adopted the MHI Review as a draft for public comment.  The Review comprises the following elements:

 

·                Revised draft Municipal Heritage Inventory, being a list of places within the district considered by Council as having cultural heritage significance, prepared pursuant to section 45 of the Heritage of Western Australia Act;

·                Draft Heritage Places Local Planning Policy, to outline procedures for dealing with applications for planning approval for heritage places, prepared pursuant to Clause 8.11.3 of DPS2; and

·                Draft Heritage List, to provide added protection for significant heritage places and ensure development has regard to heritage values, prepared pursuant to Clause 5.2.2.3 of DPS2.

 

The MHI Summary Table and draft Scheme Heritage List as adopted by Council and advertised are attached as Attachments 1 and 2 respectively.  The Summary Table provides details of all 119 places on the revised draft MHI, while the Scheme Heritage List shows the Category 1 and 2 places to be included in the List.

 

Council may recall that it endorsed the assigned management categories for all places and in doing so, specifically modified, from Category 2 to 3, Club Capricorn Resort (on the basis of the landowner undertaking to provide a full heritage assessment prior to any redevelopment), St Anthony’s House Wanneroo, and House and Hut at 29 Mereworth Way, Marangaroo.

 

Management categories as referred to above and elsewhere throughout this report provide for the most appropriate level of management of a place according to its heritage value.  They should be seen as a guide to the City and owners of the place when considering planning and development issues and in encouraging conservation of the place.  In terms of heritage management, the higher the management category the greater the care that should be taken in protecting the place.

 

Management categories have been assigned to individual places based on assessment of significance of the place, with the criteria being historic, aesthetic and social significance and representativeness and rarity.  A description of each of the proposed management categories is outlined below. 

 

Category 1: Recommended for State Register of Heritage Places

Highest level of protection appropriate: recommended for entry into the State Register of Heritage Places as well as inclusion in a Heritage List prepared pursuant to Clause 5.2 of DPS2; provide maximum encouragement to the owner to conserve the significance of the place.

 

Note: Category 1A in the Summary Table and database refers to a place already included on the State Register of Heritage Places.

 

Category 2: High Level of protection through the town planning scheme, i.e inclusion in a Heritage List prepared pursuant to Clause 5.2 of DPS2; provide maximum encouragement to the owner to conserve the significance of the place.

 

Category 3: Retain and conserve if possible: provide maximum encouragement to the owner to conserve the significance of the place.  Photographic record required prior to any major redevelopment or demolition.

 

Management categories 1 and 2 are assigned to places having the highest level of heritage significance and therefore have the greatest implications for both the Council and the owners of such properties.  Special consideration is required by Council in the assignment of categories 1 and 2 to places as it is intended that these places will have a degree of “statutory” protection under the Heritage of Western Australia Act (for places on the State Register) and/or the District Planning Scheme (for places on a Scheme Heritage List). 

 

Heritage issues will only be able to be legitimately considered in the planning process where the place is included on the Heritage List (ie category 1 or 2).

Detail

The MHI Review was advertised for public comment for 42 days commencing 17 January 2006 and concluding on 28 February 2006.  A total of 252 submissions have been received.

Consultation

The MHI Review has been subject of extensive consultation, including advertising in the Wanneroo Times, letters to affected landowners, relevant community groups and agencies, and placing the documents at the Civic Centre, at the City’s libraries and on the website for viewing.

 

Landowners were also consulted and preliminary comments sought which were considered by Council at the draft stage (13 December 2005 Council meeting). 

Comment

Submissions were received in relation to the following places included in the revised draft MHI.  A summary of the key issues raised in the submissions is provided, together with an Administration comment and recommendation.

 

Two Rocks Shopping Centre Tavern and Limestone Retaining Wall (Category 2)

 

Fini Group, which owns the Two Rocks Shopping Centre, and Messrs Mavromatis, Doherty and Weir, owners of the Two Rocks Tavern, have both provided letters of undertaking that they will carry out full heritage assessments of the properties prior to lodgement of any proposals relating to redevelopment.  These letters of undertaking are provided on the basis that the properties are redesignated as Category 3 places in lieu of Category 2, as per the concession given by Council in respect of Club Capricorn Resort at the 13 December 2005 Council meeting.  The Tavern owners have stated that an Elected Member invited the ‘Two Rocks contingent’ to give a similar undertaking at that meeting and have provided an extract of the meeting transcript in this regard and also seek similar consideration.

 

Copies of the Fini Group and Messrs Mavromatis, Doherty and Weir letters of undertaking are provided as Attachments 3 and 4 to this report. 

 

A supporting submission by Philip Griffiths Architect for the Fini Group considers the place should have a Category 3 listing.  It considers that both a site inspection and the place summary report do not support designation of the place as Category 2.  Similarly, the City has received some 222 standard submission letters stating that Category 2 listing for Two Rocks Tavern is not justified and that Category 3 is appropriate.  One hundred and eleven signatories of this letter originate from the Yanchep and Two Rocks area, with a further 57 signatories originating from the broader City of Wanneroo.  The remaining signatories originate from other metropolitan or nearby surrounding areas.  The letters note that the writers have viewed the City information sheet on management categories and also the main street perspective of a redeveloped Two Rocks town centre as prepared at the Two Rocks Enquiry-by-Design Workshop, which they support. 

 

Several further submissions, including one from Dianne Guise MLA, also seek that Two Rocks Tavern be included as a Category 3 place.

 

Other submissions including that provided by Two Rocks Yanchep Residents Association Inc have endorsed the draft MHI as resolved by Council and reiterate the heritage significance of places within Two Rocks and support the Category 2 designation for Two Rocks Shopping Centre Tavern and Limestone Retaining Wall. 

 

Assessment/Recommendation:

 

It is considered that on equity grounds, the Two Rocks Shopping Centre Tavern and Retaining Wall should be modified to a Category 3 place (in lieu of 2) on the basis of the landowners having provided letters of undertaking that they will carry out full heritage assessments of the properties prior to lodgement of any proposals relating to redevelopment. 

 

This accords with the decision made by Council in relation to Club Capricorn Resort at the December 2005 meeting.  Administration considers that both Two Rocks Shopping Centre Tavern and Club Capricorn Resort are places of similar heritage significance, and had previously recommended that both places be modified to Category 3. 

 

It is also clear from the high number of submissions received, particularly in support of the Tavern owners’ case, that many people consider that the place does not have a level of heritage significance to warrant Category 2 and therefore inclusion in a Scheme Heritage List.

 

St Anthony’s Church (Category 1)

 

A submission from the landowners’ representative advises that with regards to the Category 1 recommendation, the Heritage Council of WA (HCWA) has on two occasions refused to include the Church on the State Register of Heritage Places, but it has acknowledged a ‘very high local significance’.  The owner acknowledges this and has advised of a preparedness to place a permanent plaque on the original church site, provide a complete photographic record and fund the construction of a memorial inside the new church, possibly made of materials from the original buildings.  The submitter considers the City and community have not maintained a consistent attitude to the Church over the years and there is now no evidence of any attempt to integrate the Church or its grounds into the new town centre plan.  It was appropriate to consider that integration earlier, not now when the plan has been largely implemented and the new replacement school and church constructed.  It is also argued that the Wanneroo Road reservation impacts irreversibly on the western curtilage of the Church building as do the inappropriate building works carried out.   

 

Assessment/Recommendation:

 

The Council has previously considered the issues associated with the heritage listing of St Anthony’s Church and resolved to retain its Category 1 designation in recognition of the highest possible level of local significance.  The development application for demolition of the former Church and school classrooms was refused by Council at the 14 March 2006 meeting on this basis.  There are currently provisions recognising the heritage significance of the buildings in the Wanneroo Town Centre Structure Plan and it is intended to work closely with the landowners to retain the buildings in an appropriate manner as part of the Wanneroo Town centre Revitalisation project that is currently underway.  It is therefore considered that the Category 1 designation should remain.

 

King Neptune Sculpture (Category 2)

 

The Two Rocks Yanchep Residents Association Inc endorses the draft MHI as resolved by Council and reiterates the heritage significance of places within Two Rocks, except for the strong contention that King Neptune should be a Category 1 place (rather than Category 2), and requests that Council give due consideration to that level of significance.  A heritage assessment record and recent news articles and letters are provided in support of the request.

 

Several further submissions acknowledge King Neptune as a local icon that should be retained, even through relocation if necessary.

 

The owner of the land upon which the sculpture is sited (Fini Group) has requested that the place be modified to Category 3 on the basis of a written undertaking “to conduct a full heritage assessment of their town site properties prior to lodgement of any proposals relating to development” as per the concession given by Council in respect of Club Capricorn Resort.  A supporting submission by Philip Griffiths Architect considers the place should have a Category 3 listing.

 

Assessment/Recommendation:

 

Administration concurs with the view that King Neptune is a heritage place of high significance to the local Yanchep-Two Rocks community and therefore its inclusion on the Scheme Heritage List is considered appropriate.  It is considered that this should not necessarily preclude consideration of relocation of the Sculpture should the development of the land require this in the future.  At the local level it matters little whether the place is Category 1 or 2 as it will be on the Scheme Heritage List in any case, however it is proposed that Category 1 places are also referred to the Heritage Council of Western Australia for consideration of inclusion in the State Register of Heritage Places.  The criteria for State listing is clear and generally does not recognise places which are of local significance.  Accordingly, it is proposed that King Neptune remains as a Category 2, which is placed on the Scheme Heritage List.

 

George Leach House 1, 6 Gibbs Road Nowergup (Category 3)

 

The owners of the property submit that they see no benefit in Category 3 listing of this place as there would be limited incentives available to retain the historical character of the place, the house is not visible to passers by, and there are other examples of cottages that are more visible and historically significant.

 

Assessment/Recommendation:

 

As described in the draft Heritage Places Local Planning Policy, whilst landowners are encouraged to retain and conserve Category 3 places, there is no statutory power for Council to prevent demolition or redevelopment of these places should owners wish to do so (although an archival photographic record should be provided).  Category 3 is simply a place included in the MHI, and therefore it is recommended that this designation remain.

 

George Leach House 2, 18 Gibbs Road Nowergup (Category 3)

 

Submission issues and assessment/recommendation as per George Leach House 1 above.

 

Dunstan’s Lime Kilns, 90 Nowergup Road Nowergup (Category 1)

 

The owners submit that Dunstan’s Lime Kilns (MHI Site 56) should be amended to a Category 2 listing on the basis that a number of the kilns on this site have been modified and today are not as originally built in the 1950’s and 1960’s.  Other kiln sites have been listed as Category 1 as predominately these remain as they were originally designed and built.

 

Assessment/Recommendation:

 

It is considered that the Category 1 designation of this place should be retained as the place summary report indicates the place has a very high significance due to the quantity and variety of kilns and it being the largest such kiln site in the district.  It is also significant as a kilns site that resumed operations after a buy-out of smaller operators in the 1960’s.  The modification and ongoing usage of the kilns does not alter the overall significance of the place.

Other Matters

Perry House, 275 Gibbs Road Nowergup (Category 1)

 

Elected Members may be aware of the unfortunate demolition of Perry House on 28 February 2006.  Council had endorsed Perry House as an addition to the MHI as a Category 1 place, and this place was considered one of the most significant additions to the City’s MHI.  The City was alerted to the demolition by calls from several concerned residents enquiring about this matter.  Whilst a demolition licence was issued for removal of the structure, there was no statutory power for the City to refuse the demolition on planning/heritage grounds.  Demolition is exempt from any requirement for planning approval under Clause 6.1.3(g) of DPS2 (except for places on a Scheme Heritage List or the State Register of Heritage Places), however a planning application should strictly have been made for MRS approval.  None was provided or sought.

 

The City’s legal advisers have indicated that even if a planning application had been made at the same time as the application for demolition, if a determination had not been made by January 2006, the applicant would have been entitled to appeal on the basis of a deemed refusal.  Refusal on the grounds of inclusion in a draft Heritage List would have had little weight at that time.  It was further advised that any prosecution action in this case would need to be brought by the WAPC (and not the City) as the responsible authority for the MRS.

 

Final adoption of the Heritage Places Local Planning Policy and Scheme Heritage List will provide procedures and statutory power to ensure that there is no repeat of the above case.

 

Given that the building no longer exists, it is recommended that Council modifies its status under the MHI to that of a Category 4 site only and removes it from the Scheme Heritage List.  Administration will amend the place summary report and database information accordingly.

 

Draft Heritage Places Local Planning Policy and Scheme Heritage List

 

No submission comments have been received on the draft Policy, it is therefore recommended that Council finally adopts the Policy without modification and the MHI and Scheme Heritage List are adopted as modified in accordance with the recommended changes and Recommendation below.

 

The draft Policy is appended to this report as Attachment 5 for information.  The Policy provides a description of the management categories as well as outlining procedures for dealing with planning and building applications relating to heritage places.

Heritage Services Advisory Committee (HSAC)

Submissions received on the MHI Review were considered by the HSAC at its meeting held on 6 April 2006, where it adopted the proposed modifications to management categories except for a further change in the case of the Two Rocks Shopping Centre Tavern and Limestone Retaining Wall.  The Committee agreed to split this place into three separate items for the MHI and Heritage List so that their heritage significance could be addressed individually, and that the Limestone Retaining Wall remain designated a Category 2 place and the Shopping Centre and Tavern become Category 3. 

 

Administration has no objection to the Committee recommendation, although Council is advised that the retaining wall is located on both the Shopping Centre and Tavern landholdings.  It is further advised that a closer review of the mapping and aerial photography reveals that part of the wall also extends further north into the landholding of the northern shopping centre at Two Rocks known as Atlantis Village.  Retention of the wall in its entirety may also preclude development of a redeveloped Two Rocks town centre having better integration with the adjoining marina (through more similar finished ground levels) as was envisaged in the preferred scenario plan devised at the Two Rocks Enquiry-by-Design workshop held in 2000.

 

The recommendation of the HSAC to Council is shown below.  Item 6 of the recommendation also seeks review of sub-clause 5.2.3.2 of DPS2 which indicates that: 

 

“The Council shall in considering any application that may affect a place included on the Heritage List, solicit the views of the Heritage Council of WA and any other relevant bodies, and take those views into account when determining the application.”

 

The Committee felt that the referral of applications to the Heritage Council would extend the time to determine development applications and that the Heritage Council would not have particular interest in such applications in any case.  Administration has no particular concern with this provision, however is prepared to seek advice and consider any possible change as part of a future omnibus amendment to DPS2.

Statutory Compliance

The review of the City’s Municipal Inventory is a requirement of section 45 of the Heritage of Western Australia Act 1990.  The MI has no statutory force.

 

The preparation of the Local Planning Policy has followed the process outlined in clause 8.11 of DPS2.  Under DPS2, a Local Planning Policy shall not bind the Council in respect of any proposal but the Council is required to have due regard to the provisions of the policy and the objectives which the Policy is designed to achieve before making its decision.

 

The statutory processes associated with creation of a Scheme Heritage List have been undertaken.

Strategic Implications

This project is consistent with the City of Wanneroo Strategic Plan objective ‘Conserve our heritage for future generations’.

 

The project is also consistent with the City’s Smart Growth Strategy, Principle 4 – Identity, Equity and Inclusiveness, Action 4g ‘By promoting the appreciation and conservation of heritage sites.’

Policy Implications

The recommendation will result in the adoption of a new Local Planning Policy.

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Heritage Services Advisory Committee Recommendation – 06/04/06

That Council:-

1.       ENDORSES the assigned management categories of all places included in the Municipal Heritage Inventory (Summary Table as shown in Attachment 1 to the report) with the exception of the following:

          a)       King Neptune Sculpture to be modified to Category 1;

          b)      Perry House, 275 Gibbs Road Nowergup to be modified to Category 4; and

          c)       Two Rocks Shopping Centre to be modified to Category 3 on the basis that the owners have undertaken to conduct a full heritage assessment of the property prior to lodgement of any proposals for redevelopment.

          d)      Two Rocks Tavern to be modified to Category 3 on the basis that the owners have undertaken to conduct a full heritage assessment of the property prior to lodgement of any proposals for redevelopment.

          e)       Limestone Retaining Wall, Two Rocks, to be retained as a Category 2.

2.       FINALLY ADOPTS the Municipal Heritage Inventory as modified in accordance with 1. above.

3.       Pursuant to Clause 8.11.3 of District Planning Scheme No 2, FINALLY ADOPTS the Heritage Places Local Planning Policy without modification.

4.       Pursuant to Clause 5.2.2.3 of District Planning Scheme No 2, FINALLY ADOPTS the Heritage List comprising all Category 1 and 2 places and notifies the owner of each place.

5.       REFERS the final Municipal Heritage Inventory to the Heritage Council of Western Australia for its records and SEEKS its consideration of inclusion of all Category 1 places into the State Register of Heritage Places.

6.       CONSIDERS a review of section 5.2.3.2 of District Planning Scheme No. 2 with respect to the necessity of seeking advice from the Heritage Council of WA in considering all planning applications for places on the Heritage List as part of the next omnibus amendment.

Administration Recommendation:

That Council:-

1.       ENDORSES the assigned management categories of all places included in the Municipal Heritage Inventory (Summary Table as shown in Attachment 1 to the report) with the exception of the following:

          a)      King Neptune Sculpture to be retained as a Category 2;

          b)      Perry House, 275 Gibbs Road Nowergup to be modified to Category 4; and

          c)       Two Rocks Shopping Centre to be modified to Category 3 on the basis that the owners have undertaken to conduct a full heritage assessment of the property prior to lodgement of any proposals for redevelopment.

          d)      Two Rocks Tavern to be modified to Category 3 on the basis that the owners have undertaken to conduct a full heritage assessment of the property prior to lodgement of any proposals for redevelopment.

          e)       Limestone Retaining Wall, Two Rocks, to be retained as a Category 2.

2.       FINALLY ADOPTS the Municipal Heritage Inventory as modified in accordance with 1. above.

3.       Pursuant to Clause 8.11.3 of District Planning Scheme No 2, FINALLY ADOPTS the Heritage Places Local Planning Policy without modification.

4.       Pursuant to Clause 5.2.2.3 of District Planning Scheme No 2, FINALLY ADOPTS the Heritage List comprising all Category 1 and 2 places and notifies the owner of each place.

5.       REFERS the final Municipal Heritage Inventory to the Heritage Council of Western Australia for its records and SEEKS its consideration of inclusion of all Category 1 places into the State Register of Heritage Places.

6.       CONSIDERS a review of section 5.2.3.2 of District Planning Scheme No. 2 with respect to the necessity of seeking advice from the Heritage Council of WA in considering all planning applications for places on the Heritage List as part of the next omnibus amendment.     

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                                                                                    ATTACHMENT 5

Heritage Places

Policy Owner:                     Planning and Development

Distribution:                       All employees

Implementation:                 Draft for Comment

Scheduled Review:            

 

 

Objective

 

To outline processes and procedures for dealing with development and building applications and enquiries relating to heritage places included in the City’s Municipal Heritage Inventory (MHI).

 

Background

 

The City’s MHI is prepared in accordance with Section 45 of the Heritage of Western Australia Act 1990.  The MHI itself has no statutory implications under the Heritage Act, and is simply a list of the City’s important heritage places, prepared in consultation with the community and sent to the Heritage Council of Western Australia for public information. Council finally adopted the City’s Municipal Inventory, in April 2006.

 

Each place on the City’s MHI is assigned a management category, being the recommended level of management of a place according to its heritage value.  This assignment is based on assessment of significance of the place, with the criteria being historic, aesthetic and social significance and representativeness and rarity.  Management categories provide guidance to the City and owners of the place when considering planning and development issues and in encouraging conservation of the place.  In terms of heritage management, the higher the management category the greater the care and responsibility that should be taken in protecting the place.

 

A description of each of the four management categories follows:

 

Category 1: Recommended for State Register of Heritage Places

Highest level of protection appropriate: recommended for entry into the State Register of Heritage Places as well as inclusion in a Heritage List prepared pursuant to Clause 5.2 of the City of Wanneroo District Planning Scheme No 2 (DPS2); provide maximum encouragement to the owner to conserve the significance of the place.

 

Note: Category 1A in the MHI refers to a place already included on the State Register of Heritage Places.

 

Category 2: High Level of protection through the town planning scheme, i.e inclusion in a Heritage List prepared pursuant to Clause 5.2 of the City of Wanneroo DPS2; provide maximum encouragement to the owner to conserve the significance of the place.

 

Category 3: Retain and conserve if possible: provide maximum encouragement to the owner to conserve the significance of the place.  Photographic record required prior to any major redevelopment or demolition.

 

Category 4: Historic Site or Natural Place – Recognise.  Historic site without built features or natural place.  Interpret – for example with a plaque, place name, or reflection in urban or architectural design.

 

Statements

 

Applications to Alter, Develop or Demolish Category 1 and 2 Heritage Places

 

Category 1 and 2 Heritage Places have the greatest Heritage Value for the City of Wanneroo. As such all Category 1 and 2 Places have been included on the Heritage List established under Clause 5.2.2 of DPS2.

 

A Planning Approval will be required for all development[1] involving places on the Heritage List, in accordance with the requirements of Clause 6.1.1 of DPS2.

 

In addition to the usual application requirements, applicants will be requested to provide with their planning application the details set out in Clause 5.2.4 of DPS2 and a heritage impact statement prepared by an appropriately qualified and experienced Heritage Consultant with the application for Planning Approval.

 

A heritage impact statement should include an assessment of:

 

§  What parts of the place will be affected by the proposal;

§  What will change;

§  How are the heritage values affected by the proposal; and

§  Reasons for making the changes.

 

Applications involving places on the Heritage List will be forwarded to the Heritage Council of Western Australia and any other relevant bodies for comment and recommendations and these views will be taken into consideration in determining the application.

 

Demolition of places on the Heritage List will be discouraged and alternatives to demolition investigated and discussed with the owner/applicant prior to a determination being made.

 

In the event that Council grants approval to develop or demolish a place on the Heritage List, a condition shall be imposed requiring the information as required and contained in Column 1 of the attached Table being provided prior to the lodgment of a building licence or demolition licence.

 

Applications to Alter, Develop or Demolish Category 3 and 4 Heritage Places

 

Category 3 and 4 Heritage Places have not been included on the Heritage List, however the City will provide maximum encouragement to the owner to ensure the retention and conservation of these places, wherever possible.

 

Owners should consider alternatives to altering the external character of the building, object, structure or place to ensure retention of these Heritage Places.

 

Demolition of Category 3 and 4 Heritage Places will be discouraged.

 

In the event that Council grants approval to develop or demolish a Category 3 or 4 Heritage Place, a condition requiring the information as required and contained in Column 2 of the attached Table being provided prior to the lodgment of a building licence or demolition licence shall be imposed.

 

Review of Heritage Places

 

The City’s Municipal Heritage Inventory and Heritage List will be reviewed from time to time.

 

Requests from the public wanting to add or remove a Heritage Place may be made by lodging a written request with supportive justification with the City. The decision to add or remove such a place can only be made through a resolution of full Council.

 

Prior to Council making a decision to add or remove places, views will be sought from the owner and occupiers of the place, public comment shall be sought and advice may also be sought from the Heritage Council of WA.

 

Table 1

 

Minimum Requirements for preparation of archival records	Detailed Record for Category 1 & 2	Photo-graphic Record for Category 3 & 4
Background	Ö
Statement of Significance	Ö	Ö
Location Plan	Ö	Ö
Base Plan	Ö	Ö
Reproduction of Archival Documents	Ö
Heritage Assessment Documentation or Brief Written History	Ö
Certificate of Title	Ö	Ö
Photographs
the place and its setting	Ö	Ö
all external elevations	Ö	Ö
significant/representative external & internal spaces	Ö
noteworthy items	Ö	Ö
Photographic Negatives or digital CD	Ö
Colour Slides (as per photographs)	Ö
Measured Drawings
a)         to sketch standard		Ö
b)         to architectural standard	Ö
site plan (1:500 or 1:200)	Ö	Ö
floor plan/s (1:100 or 1:50)	Ö	Ö
roof plan/s (1:100 or 1:50)	Ö
external elevations (1:100 or 1:50)	Ö
internal elevations (1:100 or 1:50)	Ö
sections (1:100 or 1:50)	Ö
ceiling and joinery details (1:20 or 1:10)	Ö
other significant details	Ö
Bibliography	Ö	Ö

 

 

 

Responsibility for Implementation

 

Manager Planning Services and Manager Development & Health Services

 

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File Ref:                                              SP/0005/10V01

File Name: BA Proposed Amendment No  10 to the East Wanneroo Cell 4 Structure Plan.doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   Katherine Adsett

Meeting Date:   26 April 2006

Attachments:                                       3

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Issue

To consider an amendment to the East Wanneroo Cell 4 Agreed Structure Plan (ASP) No. 6 with respect to land bounded by Mary Street, Lenore Road and the proposed realignment of Lenore Road, Pearsall.

Background

Council resolved to adopt the East Wanneroo Cell 4 ASP at its meeting of 28 September 1999, subsequent to considering the modifications requested by the Western Australian Planning Commission (WAPC).  The WAPC finally adopted and certified the ASP on 24 June 2002.  The current version of the ASP is shown on Attachment 1.

 

Amendment 10 to the ASP was considered by the Director of Planning and Development under delegated authority on 24 January 2006, where it was resolved that the proposal be publicly advertised for a period of 28 days.  Where a public submission has been received following advertising of the amendment, the proposed amendment is to be referred to Council for consideration.

Detail

The owners of Lots 1 (Antonio Franchina, Camilla Franchina, Anna Zappa and others) and Lot 2 (Hoang Vo) Mary Street, Pearsall have entered into contracts to sell the southern portion of their properties to a developer. John Chapman Town Planning Consultant (on behalf of the owners) has requested an amendment to recode that portion of the ASP generally bounded by Mary Street, Lenore Road and the proposed realignment of Lenore Road, Pearsall from R20 to R30.  The proposal also includes a remnant (severed) portion of Lot 3 (approximately 250 m²), which is located within the Residential zone, west of the proposed realignment of Lenore Road.

 

Attachment 2 shows an enlarged version of the subject portion of the ASP.   Attachment 3 depicts the proposed amendment.

Consultation

Pursuant to Clause 9.5 of the City’s District Planning Scheme No.2 (DPS2), this amendment was advertised for a period of 28 days by way of an on-site sign, an advertisement in the Wanneroo Times and letters to landowners in the vicinity of the subject site.

 

The submission period closed on 14 March 2006 and two submissions were received.

Comment

The main issues raised by the submissions, together with a comment on each, have been outlined below:

 

Issue 1: An increase in density will exacerbate existing traffic and noise problems

 

The BMX Track on Mary Street is already a major traffic and noise problem, especially on Friday evenings when racing is held.  The increase in density to R40 (incorrectly noted in the submission – should be R30) will exacerbate these problems.

 

Comment:

 

An increase in the potential density of the site will not necessarily translate into a significant increase in road traffic. The local road system has been designed and will be constructed/upgraded to accommodate residential traffic generated within the cell. In this regard, access to the proposed development site and the BMX track is available from both the existing Lenore Road and Mary Street, which are designed to provide connectivity and accessibility for residents within the area. Subsequent to the realignment of Lenore Road, through traffic will be diverted thereby reducing the volume of traffic along the existing Lenore Road.  Also, Mary Street will be terminated on the western side of the realigned Lenore Road and conflict at the existing four-way intersection between Mary Street and the existing alignment of Lenore Road will be reduced.

 

It should also be noted that the site containing the BMX track (west of the Lenore realignment) is zoned for urban purposes.  It is therefore likely that in time the BMX use will move on to an alternative location. 

 

Recommendation:

 

That this issue be dismissed.

 

Issue 2: Preservation of rural lifestyle

 

No objection to future development in the area, but would like the unique lifestyle provided by special rural properties to be left as is…suggest landscaped buffer areas or parkland to separate the zones.

 

Comment:

 

The residents expressing this concern own a Special Rural zoned property located on the east side of the proposed Lenore Road realignment (adjacent to the northern boundary of Lots 1-3 Mary Street), and outside the ASP area boundary. The subject site is located on the other side (west) of the Lenore Road realignment and is already zoned for residential use. As such, the increase in density coding form R20 to R30 is unlikely to result in any significant impacts on the rural lifestyle. The portion of lots 1-3 Mary Street (located east of the Lenore Road realignment), which abut the ‘Special Rural’ land are currently zoned ‘Rural Resource’ under the scheme and is not the subject of this amendment application.

 

Recommendation

 

That this issue be dismissed.

 

Issue 3: Objection to the proposed higher coding adjacent to existing farms

 

A change in the coding …would translate into more complaints (regarding smells and noises associated with vegetable production), as more people would take up residence in this area.  However, if Council would reconsider through this amendment that our entire property be rezoned for urban development, it could be sold to a developer in its entirety and the farm operations relocated to a more suitable area.

 

Comment:

 

A letter of objection was received from the owners of Lot 3 Mary Street, Pearsall.  A small portion of their property (approximately 250 m2) is located west of the proposed Lenore Road alignment and is included into this amendment area (R20 to R30).  The majority of Lot 3 is located outside the ASP boundary and will ultimately be separated from the remainder of their property by the Lenore Road realignment. It is anticipated that the Lenore Road realignment (40 metre width) will form an effective barrier between residential and agricultural land uses. However, this issue will be further considered by the Western Australian Planning Commission and the Department for the Environment at the time of subdivision, where market garden buffers, spray drift fencing and memorials on title may be required.

 

The suggestion to modify the current ASP amendment application to rezone the balance of Lot 3 Mary Street for ‘urban development’ is outside of the ability of the Cell 4 ASP and will be determined in association with the EWLUWMS and the statutory process associated with an amendment to the MRS and the DPS2. 

 

Recommendation

 

That this issue be dismissed. 

 

Issue 4: Acquisition of the remnant portion of Lot 3

 

Our concern is that a developer would be inclined to bypass purchasing this parcel as they could reasonably argue the size and placement of land (adjoining the future Lenore Road) they could do without it within their…estate.  The price of purchasing it may not necessarily translate into a reasonable return in sale of housing blocks. 

 

How convenient then that Council will have the opportunity to resume the land for the Lenore Road realignment at lesser value because of the zoning not necessarily making it as valuable.  A conspiracy is at hand…

 

Comment:

 

Supposition over whether property may be attractive to a developer is not considered a planning issue.  DPS2 provides for the acquisition of the Lenore Road realignment at the englobo market value.

The City will proceed to purchase the land required for the Lenore Road realignment when sufficient funds area available in the Cell account and at a timing provided for in the Cell Business Plan.

 

Recommendation:

 

That this issue be dismissed.

 

Summary Comments

 

The proposed R30 coding is supported given its proximity to Mary Street, which is a local connector road, Lenore Road, which is a road of regional significance and future public transport route.  The subject land is in close proximity to land that is already coded R30 and an area of future public open space.  Given that the portions of the subject site are currently coded R30 the proposed amendment will introduce a uniform density coding over the land. 

 

The subject land is located in an isolated portion of the structure plan area and is separated from the adjoining landholdings by Lenore Road, the future realignment of Lenore Road, a Regional Road drainage sump and the existing BMX track. Therefore, the proposed increase in density coding on the subject land is not likely to have a detrimental impact on the surrounding residential and rural areas.

 

The local road layout of the structure plan will result in a small, irregular shaped portion of Lot 3 adjacent to the intersection of Mary Street and the realignment of Lenore Road that will be difficult to effectively develop.  The structure plan road layout should be amended to relocate the local road eastwards to follow the Lenore Road realignment to enable this portion of Lot 3 to be effectively incorporated into development of the Cell.

 

The City’s Strategic Plan, ‘Our People our Future’, promotes a variety of lot sizes and housing types and is the result of extensive community consultation between Council and the Community. The ‘Vision Statement’ of the strategic plan describes what we want to achieve with the City’s future and promotes a vibrant centre of creative growth known for its quality of lifestyle choice and development patterns that will enhance sustainability.

 

The Healthy Communities goal of the City’s Strategic Plan seeks to “…foster an identity that that promotes lifestyle choices…”. To achieve this vision it is essential that this direction be implemented in practice through the land development framework by promoting diversity and flexibility in the statutory framework for land development. The City’s Smart Growth Strategy identifies “Lifestyle and Housing Choice” as one of its six principles. This principle seeks to create a variety of housing types and the enhancement of lifestyle options. The City’s Local Housing Strategy, which has been adopted pursuant to the above Smart Growth principle, includes as a main objective “… to ensure that a wide range and choice of housing is provided to meet the changing social and economic needs of the community…”.

 

Several of the key actions for smart growth encourage higher densities around key facilities and transit-orientated development.

 

The range of densities is consistent with the Western Australian Planning Commission (WAPC) policies such as those contained within the Development Control Policy Manual and Liveable Neighbourhoods. Part 2 of the Residential section of the ‘Development Control Policy Manual (including subdivision)’, identifies as an objective the need “to facilitate the supply of residential lots of a wide range of sizes and shape”. Further to this, the WAPC’s Guidelines for Preparation of Local Structure Plans (1992) Part 3.4.1 – The Location and Density of Housing Areas, promotes a mix in housing densities and specifically suggests that structure plans should “include medium and high density housing sites particular near significant employment locations, public transport routes, commercial centres, education facilities and recreation areas.” The subject land is in close proximity to Lenore Road (a road of regional significance) and future public transport route and is in close proximity to the Wangara Industrial Estate (a major place of employment).

Statutory Compliance

The proposed Amendment to the ASP has followed the statutory process outlined in Part 9 of DPS2.

Strategic Implications

Consideration of this proposal is consistent with the goal of providing Healthy Communities under the City’s Strategic Plan and in particular, Strategy 2.2 of the Planning and Development Directorate Strategic Plan, which seeks to provide a cohesive system of, integrated land use planning.

Policy Implications

Nil

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Recommendation

That Council:-

1.       Pursuant to Clauses 9.6 and 9.7 of District Planning Scheme No.2, RESOLVES that Amendment No. 10 to the East Wanneroo Cell 4 Agreed Structure Plan, as submitted by John Chapman Town Planning Consultant and as outlined on Attachment 3 to this report, is satisfactory, subject to easternmost proposed local being realigned to follow the Lenore Road realignment to enable the south western corner of Lot 3 to be effectively incorporated into development of the Cell;

 

2.       Subject to the modification outlined in 1, above, ADOPTS, SIGNS and SEALS the Structure Plan Amendment documents and FORWARDS three copies of the documents to the Western Australian Planning Commission for its adoption and certification;

3.       ENDORSES the comments made in this report regarding the issues raised by the submissions for inclusion in the schedule of submissions to be forwarded to the Western Australian Planning Commission and ADVISES the submitters of its decision.

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File Ref:                                              SP/0058V03

File Name: BA WAPC Modifications to Drovers Place Precinct Local Structure Plan.doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   Silvia Foti

Meeting Date:   26 April 2006

Attachments:                                       3

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Issue

To consider modifications requested by the Western Australian Planning Commission (WAPC) for the adoption of the Drovers Place Precinct Local Structure Plan (LSP).

Background

The Drovers Place Precinct LSP covers the area bounded by Wanneroo Road to the east, Drovers Place to the north and the Yellagonga Regional Park to the south and west (refer Attachment 1).

 

The LSP provides the broad level planning framework for development of the Structure Plan area. It provides broad objectives for development and outlines key roads, public access and open space areas sufficient to provide for the coordinated development of the area. Whilst the structure plan provides for preferred land uses for the area, it does not specifically zone land, rather it will guide the subsequent preparation of site specific development, structure plan and zoning proposals by individual landowners.

 

Council, at its meeting of 7 June 2005 (Item PD04-06/05), considered the draft LSP for the Drovers Place Precinct and determined that the Structure Plan was satisfactory and resolved to advertise it for public comment.

 

On 1 November 2005 a report was presented to Council for consideration of adoption. Council resolved to defer consideration and refer the matter back to Administration. The report was referred back to Council for final adoption on 22 November 2005 (PD08-11/05), whereby it was resolved that the Drovers Place Precinct LSP was satisfactory, subject to the continuous foreshore access road being deleted.

 

The draft Structure Plan, amended as per Council’s resolution was forwarded to the WAPC on 7 December 2005. The WAPC has resolved to accept the Drovers Place Precinct LSP No.47 as submitted subject to a number of modifications. The requested modifications form the basis of this report.

Detail

The schedule of modifications requested by the WAPC has been included as Attachment 2 to this report and are discussed in the Comment section below. The City questioned the merit of some of the modifications sought and met with officers of the Department of Planning and Infrastructure (DPI) on Tuesday, 21 March 2006 to seek clarification. A proposed negotiated outcome has been reached and agreed to by officers of DPI.

Consultation

The proposed modifications are generally of a minor nature that do not materially alter the intent of the structure plan or cause any significant detriment to land within or abutting the structure plan area. The matter of re-instating the interface road is considered more significant however this matter has been previously advertised to the landowners and addressed by Council.

 

Given the aforementioned, it is considered that the modifications do not warrant re-advertising.

Comment

Administration has reviewed the schedule of modifications and has negotiated an outcome, which is agreeable to DPI and generally consistent with Council’s previous position. The following provides an overview of the negotiated outcomes:

 

Reference Item 8, 10, 12 and 13

 

Administration is not opposed to undertaking the requested modifications related to the following items:

 

Item 8 – which requires the deletion of clause 8.1 h) relating to the need for landowners to enter into a legal agreement with the Department of Conservation and Land Management for the management of the dry land buffer area on the basis that a wetland rehabilitation plan is required to be prepared and implemented for the buffer area.

 

Item 10 – which requires the deletion of the word ‘ceded’.  This was a typographical error.

 

Item 12 – which requires the modification of clause 8.2 to delete reference to reciprocal access ways, easements and dual use paths and to include reference to the need for the refinement of the proposed 15 metre wide road.  This modification is requested for clarification as requirements can be included at the development stage if the proposed land use and development necessitates.

 

Item 13 – which requires the deletion of reference to a possible north south subdivisional road on Lot 6 or 7 depending on the intensity of development.  This is a matter that can be addressed in the context of a formal development proposal.

 

Reference Item 1, 2, 3, 4, 5, 6 and 7 – Structure Plan Map Changes

 

Administration is not opposed to amalgamating Plan 1 and Plan 2 with the following requested deletions and/or alterations being made:

 

i)          central cul de sac road to be deleted.

ii)         southern and western cul de sac roads to remain and are to connect with an interface road located within the private landholdings, adjacent to the “Parks and Recreation” reserve, through the area of inundation and adjacent to the dryland buffer area.

iii)        access points to Wanneroo Road to remain.

vi)        the dual use path is to be deleted from the plan.

v)         drainage site indicative locations to be removed.

vi)        dryland buffer may remain.

vii)       area of inundation to remain.

viii)      restricted access to Wanneroo Road may remain.

ix)        reciprocal access shown over Lot 810 and 811 to be removed (see Point iv below).

x)         preferred land uses of “Tourism Precinct” to be shown over Lots 4 to 8 Drovers Place and “Restricted Business Use” over Lot 810 and 811 only.

 

In relation to the Items 2 and 3, DPI remain insistent upon the requirement for a interface road.  Council will recall that is a matter which it specifically deleted when adopting the plan in November 2005.  The WAPC requires provision for a 15 metre wide foreshore interface road, located within private land, to be ceded free of cost at the time of subdivision or development.  This requirement is a usual requirement for planning of land adjacent to a regional park and does provide for best practice management, public interface and access.

 

The City questioned why certain notations, such as the dual use path, drainage site indicative locations, dry land buffer, restricted access, reciprocal access were to be removed from the revised plan. The DPI response indicated that the intention was to amalgamate the two plans, include a foreshore road and have only certain items deleted. DPI remained opposed to the following for reasons set out below:

 

i)          identifying the central cul de sac road

 

Access points to Wanneroo Road have been identified. The road connection to this access point does not need to be specifically identified at the Structure Planning stage. The alignment and responsibility can be determined at the subdivision stage.

 

ii)         deletion of dual use path

 

The dual use path is to be located within the road reserve and therefore does not need to be identified on the structure plan.

 

iii)        deletion of drainage site locations

 

While the drainage locations are indicative only, further studies will be required to determine the precise location of these sites therefore they should not be included on the structure plan at this stage.

 

iv)        reciprocal access over lot 810 and lot 811

 

Reciprocal access arrangements will be controlled through the development approval for the site and therefore does not need to form part of the structure plan. Administration is willing to accept deletion of the reciprocal access depicted on Lot 810 and 811 as this can be controlled through a development application on the site, however it will not agree to having access between Lot 1 and Lot 811 removed. This matter is further discussed below under ‘Reference Item 11’.

 

Administration is agreeable to deletion of the central cul de sac road, the dual use path and drainage site locations, however it was expressed that deletion of the reciprocal access over Lot 810 and 811 would not be accepted. The officers of DPI are willing to support this negotiated outcome.

 

Reference Items 6 and 7

 

The DPI have requested the “Tourism Precinct” be changed to a “Tourism/Educational” precinct and the “Restricted Business” precinct be extended to also include Lots 1 and 132.

 

Officers of DPI have agreed that, while the Catholic Education Department have purchased Lot 7 and 8 Drovers Place for a secondary education establishment, this was not considered sufficient justification to warrant reflecting an ‘educational’ preferred land use over these sites. While the use is not opposed in principle, assigning an ‘educational use’ at this point in time is inappropriate as this would imply a fait accompli for such a use over these properties without the City having duly considered the merits and impact of this use over the land. Should the landowner wish to pursue such a use then a modification to the structure plan could be sought, whereby the City could give it due consideration.

 

Similarly agreement was reached with respect to extension of the ‘Restricted Business Use’ over Lot 1 and 132 Wanneroo Road. It was successfully presented that the ‘Restricted Business Use’ has not been duly considered by the Council over Lot 1 and Lot 132 and that ‘restricted business’ was specific to a growers mart, incidental café, showroom and plant nursery development application which was supported by a structure plan. With the removal of showroom from the listed uses, the application of ‘restricted business’ over these lots will serve no purpose other than to facilitate additional plant nurseries, which may not be ideal in this location. As above, should these landowners wish to pursue an alternative use to Special Residential, amendment to the Structure Plan may be sought and the merits of their proposal duly considered by Council.

 

The officers of DPI have indicated that they are supportive of removing the requirement to include ‘Educational’ as a preferred land use over Lot 4 to 8 Drovers Place and ‘Restricted Business’ over Lot 1 and Lot 132 Wanneroo Road.

 

Reference Item 9

 

Officers of DPI are strongly opposed to the inclusion of ‘showroom’ as a permissible use over Lot 810 and 811 Wanneroo Road.

 

Administration acknowledged that Lot 810 and 811 have not been identified as a Retail Centre, however maintained that a ‘Showroom’ is not a retail use and is considered acceptable in light of Strategy Action MM4 of the Centre’s Strategy that provides for Mixed Business Areas/Community Business Parks in the City of Wanneroo. A showroom would be a permitted use in a Mixed Business or Business Zone within the City of Wanneroo.  This argument has not been accepted by DPI. They have outlined to the City that Under SPP4.2 (Metropolitan Centres Policy Statement for the Perth Metropolitan Region) Shop/Retail development should be located in designated commercial centres.

 

Whilst, Council has been supportive of ‘showroom’ as a permissible use in this location, it is recommended that DPI’s position be accepted in order to facilitate progression of this Structure Plan.

 

Reference Item 11

 

Administration is not opposed to the deletion of 7.2.2 (c) which relates to the ceding of the wetland buffer areas.

 

In relation to Clause 7.2.2 (d), DPI has further investigated the implications of deleting the provision for fire emergency access with CALM and have agreed to revise their position requiring clause 7.2.2 (d) to remain with a minor modification to delete the reference to ‘vehicle’ access. 

 

In relation to Clause 7.2 2 (e) and (f) relating to deletion of clauses regarding reciprocal access this is acceptable on the basis that the issue can be further considered in the context of aspecific applications for development and the inclusion of the following clause:

 

“A reciprocal access agreement shall be prepared to facilitate access from Lot 1 across Lot 811 to Wanneroo Road.”

 

DPI is supportive of this outcome.

 

Reference Item 14

 

The City has investigated its karstic mapping resources to determine whether karst formations are an issue over this land. The Study did not include this area of Wanneroo. In addition, the Local Rural Strategy did not identify this area as an area of potential karst.

 

Administration believes that this land is not affected by karstic features, however to err on the side of caution an additional provision may be incorporated as follows:

 

“The landowner shall review existing geotechnical information and undertake further site investigations prior to development or subdivision, to the satisfaction of the Western Australian Planning Commission, to confirm the nature and extent of karst landform on the subject land. Should the presence of karst landform be identified then the applicant shall prepare a Karst Management Strategy and implement the recommendations of this Strategy to the satisfaction of the City, prior to development or subdivision.”

 

Other Matters

The City also sought clarification regarding the term “accept” in the forwarding letter from the WAPC. The Commission’s letter states that “the Commission has resolved to accept the Drovers Place Precinct Local Structure Plan No. 47 as submitted by the City of Wanneroo on 9 December 2005, subject to modifications listed in Schedule 1”.

 

Officers of DPI have advised that the WAPC is not willing to endorse the Structure Plan at this point in time but are willing to accept the Structure Plan as supporting documentation for the MRS rezoning from Rural to Urban. The Structure Plan will only be endorsed by the WAPC as a Part 9 Structure Plan upon finalisation of the MRS amendment.

 

The modifications required by the WAPC have been included into a modified version of the Drovers Place Precinct LSP as set out in Attachment 3 (LSP Document).

It is recommended that the changes, as described above and as reflected in Attachment 3 to this report, be adopted.

Statutory Compliance

This Structure Plan application has been processed in accordance with the requirements of Part 9 of District Planning Scheme No.2.

Strategic Implications

The adoption and consideration of modifications to this draft Structure Plan is consistent with the goal of providing Healthy Communities under the City’s Strategic Plan and in particular Strategy 2.2 of the Planning and Development Directorate Strategic Plan, which seeks to provide a cohesive system of integrated land use planning.

Policy Implications

Nil

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Recommendation

That Council:-

1.       Pursuant to Clauses 9.6.3 of District Planning Scheme No. 2 RESOLVES that the modified Drovers Place Precinct Local Structure as outlined on Attachment 3 to this report is satisfactory;

2.       RESUBMITS three copies of the Drovers Place Precinct Local Structure Plan to the Western Australian Planning Commission for its adoption and certification.

3.       Pursuant to Clause 9.6.5 of District Planning Scheme No. 2, ADOPTS, SIGNS and SEALS the Structure Plan documents once certified by the Western Australian Planning Commission.

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ATTACHMENT 3 Page 1 of 14

 

 

PART 1 - STATUTORY PLANNING SECTION

 

 

This Structure Plan shall apply to the land bounded by Wanneroo Road to the East, Drovers Place to the North and Yellagonga Regional Park to the west and south, being the land contained within the inner edge of the black purple dotted line shown on the Location Structure Plan Map (Plan No. 1).

 

 

This Structure Plan comprises the:

a)         Statutory Planning Section (Part 1);

b)         Explanatory Section (Part 2);

 

 

The words and expressions used in this Structure Plan shall have the respective meanings given to them in the Scheme.

 

 

In accordance with sub-clause 9.8.1 of the Scheme, this Structure Plan shall come into operation on the later date when it is either certified by the Commission or adopted, signed and sealed by the Council. date it is adopted by the Commission as an Agreed Structure Plan.

 

 

In accordance with clause 9.8 of the Scheme:

 

a)         The provisions, standards and requirements specified under Part 1 of this Structure Plan shall have the same force and effect as if it were a provision, standard or requirement of the Scheme.  Part 2 of this Structure Plan is for explanatory purposes only in order to provide a descriptive analysis of the Structure Plan.

 

b)         In the event of there being any inconsistencies or conflict between the provisions, standards or requirements of the Scheme and the provisions, standards or requirements of this Structure Plan, then the provisions, standards or requirements of the Scheme shall prevail.

 

 

The Structure Plan Map (Plan 2 1) outlines the planned pattern of development or the Structure Plan area.   All subdivision and development should be carried out in accordance with the principles outlined on the Structure Plan Map and the provisions of this Structure Plan.

 

7.0       GENERAL PROVISIONS

 

7.1       Objectives

 

The objectives of the Drovers Place Precinct Structure Plan are to:

 

a)         To provide a flexible planning framework for the structure plan area that is responsive to a range of suitable development and land use options.

b)         To provide for the coordinated development of the structure plan area and the orderly provision of appropriate infrastructure.

c)         To protect and enhance the environmental, heritage and landscape values of the structure plan area and adjacent regional parks.

d)         To provide adequate public access around the adjacent lake and connection through the structure plan area to the Neerabup Regional Park.

 

Preferred land uses in the Structure Plan Area include Restricted Use, Special Residential and Tourism related uses.  Industrial, Commercial, Rural and either conventional or medium to high-density residential development are not considered suitable.

 

Applicants may also be required to prepare a further Structure Plan consistent with the principles of this Structure Plan to support development proposals that are considered to potentially impact on the Yellagonga Regional Park due to their scale, bulk or access issues.

 

7.2       Restricted Use Precinct - Lot 810 and Lot 811

 

7.2.1    Use Permissibility

 

Land use permissible within this precinct shall be restricted to: showroom, retail nursery with incidental café, landscape supplies and growers mart which means any land or buildings used for the wholesale, distribution and retail sale of primary products including fruit and vegetables, meat, fish and bread.

 

7.2.2    Development Provisions

a)         Development of the nursery shall take place in accordance with the conclusions and recommendations of the Terra Consulting Nutrient and Irrigation Management Plan and RPS Bowman Bishaw Gorham Nutrient and Irrigation Management Plan Reports contained as Appendix 7 to Part 2 of this Structure Plan.  All runoff from the nursery shall be contained and reused on-site in accordance with the Environmental Management Best Practice Guidelines for the Nursery Industry report prepared by the Water and Rivers Commission and Department of Agriculture (2002), and the Nutrient and Irrigation Management Plans.

 

b)         Development of the site shall incorporate Water Sensitive Urban Design principles and Best Practise to ensure groundwater pollution does not occur.  All storm water drainage shall be contained on site and shall not be disposed of in the adjoining Parks and Recreation reserve, ceded Wetland Buffer Area or road reserve. 

c)         The land identified as Wetland Buffer Area on Plan 1 shall be ceded free of cost to the Conservation Commission of Western Australia. Management of the wetland buffer shall be in accordance with the Bowman Bishaw Gorham RPS Wetland Management Plan contained as Appendix 4 to Part 2 of this Structure Plan.

 

c)         A three (3) metre wide vehicle accessway shall be provided along the western side boundary of Lot 3, sufficient to allow emergency vehicles to access Yellagonga Regional Park, to the satisfaction of the City of Wanneroo.

 

e)         A six (6) metre wide access point shall be provided between Lot 2 and Part Lot 1 Wanneroo Road, to facilitate reciprocal rights of access, to the satisfaction of the City of Wanneroo.

 

f)         The landowner shall grant an easement in gross, in favour of the public at large to the satisfaction of the City, over the land identified as a Wetland Buffer Area in Plan 1, the three (3) metre accessway located adjacent to the western side boundary of Lot 3 and over the 6m reciprocal access point on the common boundary between Lot 2 and Part Lot 1 Wanneroo Road, Wanneroo. The agreement shall be finalised prior to the development first being occupied and all costs associated with the preparation of the easement shall be met by the landowner.

 

d)         A reciprocal access agreement shall be prepared to facilitate access from Lot 1 across Lot 811 to Wanneroo Road.

 

e)         The design of the development shall be integrated and sensitive to the adjacent developments and Parks and Recreation reserve.  In particular, site levels, retaining walls, landscaping and building design shall limit the visual impact of the development on the Parks and Recreation reserve.

 

7.3       Special Residential Precinct - Lot 1, Lot 2, Lot 3, Lot 501, Lot 501, Lot 132 and Part Lot 1 Wanneroo Road, Wanneroo

 

7.3.1    Use Permissibility

 

Land use permissible within this precinct shall be restricted to Special Residential.

 

7.3.2    Development Provisions

 

All provisions, standards and requirements of the Special Residential Zone as set out in the Scheme shall apply.           

 

No subdivision or development should be commenced or carried out in the Special Residential Precinct until a further Agreed Structure Plan has been prepared and adopted under the provisions of Part 9 of the Scheme.

 

7.4       Tourism Precinct – Lot 4, Lot 5, Lot 6, Lot 7 and Lot 8

 

7.4.1    Use Permissibility

 

Land use permissible within this precinct shall be restricted to those uses that are related to low scale tourism such as tearooms, local arts and craft, art galleries, and restaurant/cafés.

 

7.4.2    Development Provisions

 

Further Agreed Structure Plans may be required in accordance with Clause 9.1 of the Scheme.

 

 

8.1       Environmental Provisions

 

a)         Prior to undertaking any subdivision, earthworks or development of the land, the landowner shall demonstrate to the satisfaction of the City that uses that would have the potential to contaminate soil have not occurred on the subject land, or undertake a Soil Contamination Assessment of the land to determine the presence or otherwise of soil contamination, to the specification and satisfaction of the Department of Environment.

 

b)         Should any soil contamination be identified in the soil contamination assessment, as referred to in 8.1 (a) above, a ‘Site Remediation and Validation Report’ for the subject land shall be prepared and implemented for all identified contaminated areas and shall be validated as being free of contamination above the Department of Environment acceptance guidelines, prior to undertaking any earthworks or development of the land.

 

c)         Landowners and/or developers proposing to earthwork or dewater within the study area shall be required to prepare a preliminary site assessment for Acid Sulphate Soils. Should an Acid Sulphate Soil risk be identified, further detailed site assessment will be required together with preparation of an Acid Sulphate Soil Management Plan at the subdivision or development application stage to the satisfaction of the City.

 

d)         Proposals that may lead to the disturbance of Acid Sulphate soils should be planned and managed to avoid adverse effects on the natural and built environment, including human health and activities, in accordance with the Department of Environment Water and Catchment Protection and Environmental Protection Authority guidance on managing Acid Sulphate Soils and its supporting documents.

 

e)         As part of an application for rezoning or development, the landowner shall demonstrate to the satisfaction of the City and/or the Western Australian Planning Commission that surface water drainage within subject land will be disposed of in a manner that minimises the impacts on the Lake Joondalup, including potential surface water contamination.

 

f)         Prior to undertaking any earthworks or development of the land, the landowner shall prepare to the satisfaction of the City, on advice from the Catchment Management Branch of the Department of Environment, a Nutrient and Drainage Management Plan demonstrating how all stormwater will be managed on site to prevent pollution of groundwater and the adjacent wetland, and incorporating monitoring requirements and contingency measures.

Landowners will also be encouraged to integrate their designs for stormwater drainage and demonstrate how stormwater drainage and collection points can be minimised to those locations identified on Plan 2.

 

g)         As part of an application for rezoning or development, the landowners of those lots affected by the 50 metre wide dry land buffer shall be required to prepare and subsequently implement a Wetland Rehabilitation Plan to the satisfaction of the City on advice from the Departments of Environment and Conservation and Land Management, detailing rehabilitation techniques for the portions of the 50 metre dry land buffer that are currently degraded, and addressing management arrangements for the buffer area, including the location of pathways for pedestrians and cyclist access. 

 

h)         The landowner shall enter into a legal agreement with the Department of Conservation and Land Management to the satisfaction of the City, prior to the development first being occupied, sufficient to establish management arrangements for the 50 metre dry land buffer area identified on Plan 2. The legal agreement shall be supported by an absolute caveat and all costs associated with the preparation and ongoing administration of the agreement shall be met by the landowner.

 

i h)       As part of an application for rezoning or development, the applicant is required to prepare a Midge Management Plan prepared by a suitably qualified person, to demonstrate the appropriateness of the proposed land use and to incorporate any specific design and management recommendations of the Management Plan into the subdivision or development application for the land. In addition, the City shall require future subdivision and/or development applications to require memorials on title, of all lots within the Structure Plan Area alerting prospective and subsequent landowners of the nuisance caused by midge in this area.

 

j i)        Prior to making an application to subdivide or develop land the landowner shall submit a report, prepared by a suitably qualified person which provides detailed advice regarding estimated maximum groundwater levels and areas subject to periodic inundation, adequate to enable the City to properly determine requirements for levels for buildings and other development.

           

k j)       Buildings shall be constructed at such levels as the City may require to ensure reasonable avoidance of risk of flooding, having regard for the estimated maximum groundwater levels prepared pursuant to Special Provision j i).

 

l k)       A landowner and or developer proposing to develop the area shown on Plan 1 2 as being ‘area of inundation subject to future investigation’ shall be required to prepare an environmental impact assessment for this area demonstrating its suitability for development together with any suitable environmental conditions. The recommendations or environmental conditions shall be met as part of an application for rezoning, subdivision or development.

 

In the event that this land, wither whole or in part, is considered by the impact assessment to be not suitable for development, then the land shall be ceded to the Crown for the purpose of Public Open Space. The alignment of the future road and pathway should follow the ultimate boundary of the development area.

 

m l)      Development should be planned to mitigate ‘edge effects’ and ensure that regionally significant vegetation is not adversely affected through indirect impacts such as weed invasion, spread of dieback and littering. Flora species known to be invasive or environmentally damaging, should not be used in any landscaping projects where they may spread into the adjacent Yellagonga Regional Park.

 

n m)     Development or subdivision of lots will require the provision of a reticulated water supply and a reticulated sewerage system.

 

n)         The landowner shall review existing geotechnical information and undertake further site investigations prior to development or subdivision, to the satisfaction of the Western Australian Planning Commission, to confirm the nature and extent of karst landform on the subject land. Should the presence of karst landform be identified then the applicant shall prepare a Karst Management Strategy and implement the recommendations of this Strategy to the satisfaction of the City, prior to development or subdivision.

 

8.2       Access Provisions

 

o)         Vehicular access to Wanneroo Road shall be restricted in accordance with the Wanneroo Road Access Plan – Joondalup Drive to Ashley Road (drawing number t03.074.c1), prepared by Transcore dated 19 July 2004.  On-site access ways shall be constructed and maintained adjacent to Wanneroo Road between these vehicular access points in a manner that provides convenient access between lots and the consecutive Wanneroo Road access points.  This access way and those shown on Plan 2 as ‘Reciprocal Access’ are to be protected by an easement in gross in favour of the public at large created pursuant to the Land Administration Act. 

 

p)         A Regional Park and Recreation interface road, located generally in accordance with Structure Plan Map 1 shall be constructed by and at the cost of the affected landowners to the specification and satisfaction of the City of Wanneroo.

 

This road is required to have a minimum road reserve width of fifteen (15) metres and shall be contained entirely within the private landholding. The ultimate alignment of this road may need further requirement and justification through the preparation of detailed design drawings, prepared by the applicant at their cost, to address any site specific attributes which may alter the indicative alignment and to address level coordination and integration issues with adjacent sites.

 

p q)      Temporary access to Wanneroo Road may be granted, only on joint approval by Main Roads and the City and where access to the designated access points to Wanneroo Road, as identified in m o) above, is prevented by alternative land ownership.

 

q r)       The construction of proposed roads, reciprocal accessways, paths and intersection treatments will be the responsibility of the affected or adjoining landowner at the time of subdivision or development.

 

r s)       Any road widening required to accommodate appropriate intersection designs with Wanneroo Road shall be ceded free of cost to the Crown without payment of compensation.

 

s)         A dual use path shall be constructed generally in the location depicted on Plan 2, having regard to existing cleared tracks and retention of vegetation. These paths shall be constructed in accordance with the specification of the existing Yellagonga Regional Park path network to the satisfaction of the Managing Authority, as a condition of subdivision or prior to development first being occupied.

 

t)          A north-south subdivisional road may be required on Lot 6 or 7 Drovers Place, to assist in traffic circulation depending on the intensity of development and/or subdivision of the land.

 

8.3       Heritage Provisions

 

u t)       Any development or subdivision impacting on Ashby House, Henry Chitty House, Ernie Chitty House and Charles Aubrey Gibbs House shall be considered only in accordance with the recommendations of the City’s Municipal Inventory.

 

v u)      As part of an application for rezoning, subdivision or development, the landowner shall engage a suitably qualified person to undertake an archaeological and ethnographic survey of the site in consultation with the Aboriginal community.

 

8.4       General

 

w v)     Development and subdivision shall be undertaken in a manner that does not adversely impact on the visual quality of the adjoining Yellagonga Regional Park.  Development should designed at a scale and level that would render it unobtrusive from the adjoining park boundary and shall be screened from the park by way of local native vegetation.

 

x w)     Any fencing to be provided abutting Wanneroo Road shall be designed and constructed in a uniform style and using materials that complement the rural character of the area, to the satisfaction of the City.

 

y x)      Any fencing to be provided abutting the Yellagonga Regional Park shall be designed and constructed using materials that complement the Park, to the satisfaction of the Department of Conservation and Land Management.

 

 

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File Ref:                                              S09/0202V01

File Name: HA Petition regarding Club Capricorn Holiday Village.doc This line will not be printed dont delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   Michael Hudson

Meeting Date:   26 April 2006

Attachments:                                       Nil

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Issue

To consider a petition tabled at the meeting of Council on 14 March 2006 (Item PT01-03/06).

Background

The petition consists of a total of 219 standard flyers organised by the Tourism and Residents Advocacy Group (TRAG).  Many of the flyers contain individual comments.  Four individual letters have also been received.  A copy of the petition has been placed in the Elected Members Reading Room. 

 

The petition indicates that the closure of Club Capricorn will result in the loss of the biggest tourist attraction in the area with no provision for a replacement and seeks City and Government support to ensure that a new caravan park/resort is provided in the area.  The petition indicates that the closure of the facility will mean the:

 

·                     Loss of affordable family holiday accommodation

·                     Loss of environment

·                     Loss of natural heritage

·                     Loss of safe beach access for children

·                     Loss of tourism and associated revenue

·                     Loss of a unique area of coast

 

Approximately 34 signatures were from the Yanchep/Two Rocks locality, with the remaining signatures originating from people residing within the City, broader metropolitan region and country Western Australia.

 

One of the letters was previously submitted during the public advertising of Amendment No. 33 to District Planning Scheme No. 2 (DPS2), which rezoned the Club Capricorn Caravan Park from Private Clubs and Recreation zone to Urban Development zone.

Detail

The Club Capricorn Resort comprises around 22 hectares of coastal land and contains a resort with a range of holiday accommodation types including lodge, chalets, caravan and camping areas, together with associated recreational and conference facilities.

 

The site is owned by Yanchep Sun City Pty Ltd and the Capricorn Investment Group Pty Ltd, being the joint venture developers of the adjacent Capricorn Village estate.  The site was zoned “Private Clubs/Recreation” when DPS2 was gazetted in 2001.  This zone is consistent with the current use of the land. 

 

Council adopted the Capricorn Village Structure Plan (ASP) in October 2003 (Item PD01-10/03) and this has now been adopted by the Western Australian Planning Commission. The ASP identifies a portion of the Club Capricorn site as Private Clubs and Recreation – Hotel precinct, with the remaining portion of the site forming part of a mixed-use coastal centre and adjacent residential area. 

 

Amendment No. 33 to the City’s District Planning Scheme No. 2, rezoned the Club Capricorn land from “Private Clubs/Recreation” to “Urban Development” zone in August 2004 in order to provide for the implementation of the structure plan.

 

There are no planning proposals currently the subject of community consultation which relate to the Club Capricorn site. 

Comment

The Capricorn Village Joint Venture has established an “Affordable Tourism Working Group” to review tourism requirements within the Capricorn Coastal Village Structure Plan area.  This group includes representatives of the TRAG (petition organisers), as well as community state government, City and developer representation. The purpose of the Working Group is to:

 

·                Exchange information in relation to tourism development in Yanchep and Two Rocks with particular reference to the Capricorn Village site;

·                Examine implications of WA State Government’s Affordable Tourism Strategy;

·                To explore affordable tourism options within the Capricorn area;

·                To explore other affordable tourism proposals with the Yanchep-Two Rocks area; and

·                To update representative organisations of proposed development stages.

 

The information and discussions from the Working Group will provide significant input into the preparation of the District Structure Plan for the Yanchep/Two Rocks area, local structure plans and tourism initiatives throughout the locality.

 

In considering adoption of the Amendment 33 to DPS2, the Minister also requested an assessment of the tourism significance of the Club Capricorn site and, if justified by such an assessment, action being taken to provide for an immediate replacement of the camping and caravan components of the village or a potential replacement being identified, as appropriate; and

The WA Planning Commission, in its current review of the North West Corridor Structure Plan, to address the provision of appropriately zoned or reserved land that will satisfy the full spectrum of tourism needs along the section of coastline covered by the plan, including the setting aside of land in Crown ownership for camping and caravan parks.

 

It is anticipated that consideration will be made through the current review of the North West Corridor Plan and preparation of the Yanchep/Two Rocks District Structure Plan for possible replacement facilities.  These plans will be subject of widespread community consultation when submitted and so the TRAG will have ample opportunity at that time to provide comment.  At this stage it would however be appropriate for the City to refer the substance of the petitions to both the WAPC and the developers, reiterating the need for appropriate reference to tourism accommodation facilities in the current planning for the North West Corridor Structure Plan and District Structure Plan for the area.

Statutory Compliance

Nil

Strategic Implications

The consideration of appropriate locations for tourist accommodation within the City of Wanneroo is consistent with Goal Three of the City of Wanneroo Strategic Plan, ‘Economic Development’, which seeks to maximise opportunities for balanced economic growth and development within the City and to work with government bodies and local and regional tourism associations to develop the tourism industry within the City of Wanneroo and recognise areas of tourism potential.

Policy Implications

Nil

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Recommendation

That Council, in recognition of the petitions tabled at the meeting of 14 March 2006 RESOLVES to:

1.       FORWARD copies of the petition to the Western Australian Planning Commission for further consideration and action in regard to the preparation of the North West Corridor Structure Plan Review (in accordance with Part 2 of the Ministers for Planning and Infrastructure’s advice when considering Amendment No. 33 to District Planning Scheme No. 2).

2.       ADVISE Yanchep Sun City Pty Ltd (Tokyu Corporation) that the strategic Cooperation Agreement between the Tokyu Corporation, the State of Western Australia and the Western Australian Planning Commission promotes a collaborative approach in the preparation of a District Structure Plan for the Yanchep/Two Rocks area. In accordance with the key goals and strategies contained in the City of Wanneroo Strategic Plan, further investigation into the appropriateness of identifying a replacement caravan and camping ground to promote the local and regional tourism within the City of Wanneroo should be included.

3.       ADVISE the Tourism and Residents Advocacy Group that it considers it appropriate for further investigation into the provision of a caravan and camping ground within the Yanchep/Two Rocks locality to be carried out as part of the North West Corridor Structure Plan review and preparation of the Two Rocks Yanchep District Structure Plan and that they will have an opportunity to make a formal submission on the these plans in associated future community consultation processes.

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Sub-Division Applications

File Ref:                                              SD128215V01

File Name: CA Proposed Rural Subdivision   Lots 6 and 7  94 and 108  Safari Place  Carabooda.doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   Katherine Adsett

Meeting Date:   26 April 2006

Attachments:                                       2

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Issue

To consider a proposed rural subdivision of Lots 6 and 7 Safari Place, Carabooda into four lots.

 

Applicant	John A Higham, Consulting Surveyor
Owner	V T Le and T N Huynh
Location	Safari Place, Carabooda
Site Area	40.5217 hectares
DPS 2 Zoning	Rural Resource

Background

In May 2005, the Western Australian Planning Commission (WAPC) referred the subject application to the City for comment.

 

While subdivision applications are generally assessed under the City’s delegated authority to ensure a timely and efficient response, this application was referred to Council on 20 September 2005 for determination, as it required special consideration of the City’s Rural Subdivision Policy.  Council resolved to refer the application back to Administration pending the submission of further information by the applicant (item PD08-09/05). 

 

The applicant has now submitted the additional information for Council’s further consideration.

Detail

Lot sizes in the vicinity are predominately 20 hectares in area, with the exception of a site to the immediate north which was subdivided in the 1990’s into five lots ranging in size from three to ten hectares (refer Attachment 1).  The area is predominantly used for intensive agricultural pursuits.

 

The subject lots have been cleared of all native vegetation and currently contain market garden activities (primarily the growing of tomatoes).  Lot 7 contains a dwelling, a number of sheds and an incidental office use, and Lot 6 has two dwellings sited on it.  The proposal is to subdivide the two lots into four lots of 8.0641 ha, 8.0426 ha and 8.7789 ha and 15.6476 ha (refer Attachment 2).

 

Under the City’s current Rural Subdivision Policy, the subject site falls within an area where subdivision below 20 hectares should not be supported because it would undermine the objectives of the Rural Resource zone as prescribed in District Planning Scheme No.2 (DPS2).  The relevant provisions are as follows:

 

“Protect from incompatible uses or subdivision intensive agriculture, horticultural and animal husbandry areas with the best prospects for continued or expanded use.

 

Protect from incompatible uses or subdivision, basic raw materials priority areas and basic raw material extraction areas.”

 

In special circumstances, the policy provides the ability to consider lot sizes smaller than 20 hectares, to a minimum of eight hectares, provided the applicant can demonstrate that the proposed lot sizes will not undermine the objectives of the Rural Resource zone.  In this regard, the City would normally require the applicant to demonstrate that there is no opportunity to obtain enough groundwater extraction to facilitate a viable horticultural operation as determined by the Water and Rivers Commission and the Department for Agricultural Services.

 

The applicant’s original justification in relation to the objectives of the Rural Resource zone in the DPS2 for the proposed subdivision is as follows:

 

·                The owners can demonstrate that to date they have established the land in question to be productive in the specialised produce of tomatoes.  The intensive use of the land is at the highest end of the land use scale.

 

·                They have ensured that the singular usage of the land appropriate from the very necessary supporting infrastructure is designed to up hold the objectives of the rural resource zone.

 

·                It can also be shown that the basic raw materials below ground such as limestone are some 30 metres below the surface and then may not be of any commercial quality or advantage (details derived from drill hole data provided by the Department of Industry and Resources).

 

·                The subdivision has been designed in such a manner as to accommodate the existing land use and allow for the additional homes required to exist at the Safari Place end of each of the lots and so minimising the impact on the extensive agricultural and planting pattern regime.

 

As per Council’s resolution of 20 September 2005, the applicant has submitted additional information in support of the application, including the following statements and items:

 

·                In the case of the client’s lots there is no intention to sell the land…The subdivision is purely to provide equity for the family members and siblings of the original owner.  This is surely an even stronger case for allowing the family members to have their own property in a grouping so they can continue to cultivate the land as a rural resource.

 

·                The proposed subdivision will result in the continuation of the intensive tomato and agricultural garden in its entirety without any disruption and discontinuity.

 

·                There are a number of examples of smaller lots in close proximity to the subject site, particularly to the south of the subject land, which are smaller than the lots proposed in this application.  Immediately to the west there are smaller lots zoned Special Rural.  These lots are generally 2 to 4 hectares in area (except for an 8 ha lot) and were created through previous subdivisions.

 

·                A copy of water licenses issued by the Water and Rivers Commission for both of the subject properties are valid until 12 October 2015;

 

·                A copy of a similar application was supported by Council on 19 July 2005.  (In this regard the applicant is referring to the subdivision of Lot 11 (59) Safari Place [WAPC 127837], into two lots of 10.1893 ha and 10.1335 ha.  This application was supported, as it was to facilitate expansion of an existing business and Council was satisfied that a lot smaller than 20 hectares would not undermine the Rural Resource Zone objectives, as per the special cases described by Item 2 of the City’s Subdivision of Rural Zoned Land Policy). 

Consultation

Under the provisions of the Planning and Development Act 2006, as a referral agency, the City is required to make comments to the WAPC within a 42-day period.  The Act does not make provision for public consultation on subdivision applications.

Comment

The following matters are noted in regard to this application:

 

Lot Sizes

 

While the predominant lot size in this locality is 20 hectares, there are five lots located on the northern boundary of Lot 7 that range in size from three to ten hectares.  These lot sizes are the result of a subdivision application (WAPC 88222), which was considered in the early 1990’s.  The proposal was not supported by the City and was refused by the Western Australian Planning Commission, however subsequently upheld on appeal on compassionate grounds.  In this regard, it should be noted that the application was considered under the City’s previous ‘Rural Subdivision Policy’, which predates the Interim Local Rural Strategy dated July 2000 and the associated ‘Subdivision of Rural Land’ policy, although the 20 hectare lot size criteria was still in force.

 

It should be noted, that of the five adjacent lots that are below 20 hectares, only one is currently operating as a market garden use (Lot 32 Safari Place).  However, this lot is located directly adjoining the application area and is owned by the applicant, thereby benefiting from the market garden infrastructure on that land, including labour, equipment, chemicals and other associated benefits of economies of scale.  The other four lots do not operate for horticulture purposes and are generally classified as rural/residential use.  It should also be noted that of 13 other rural landholdings in this locality over 20 hectares, only one is not operating for horticultural/propagation purposes, indicating a very high viability for horticulture at 20 hectares and a lower viability at a lesser size.

 

The proposed subdivision has been designed with a frontage ranging from 62 metres to 89.2 metres and depth of approximately 1000 metres.  While there is no minimum width requirement for rural land holdings, the proposed lot design is considered to be narrow and could potentially compromise its viability for longer-term horticulture and propagation use, particularly when infrastructure such as access, storage, firebreaks and planting rows are considered. 

 

Water Allocation

 

Water availability on the properties is important for the viability of the rural land uses and ultimately to meet the objectives of the DPS2 for the Rural Resource zone.

 

The properties currently contain a market garden (tomatoes) and there is an adequate water licence to support that use.  While the Department of Environment (DOE) previously advised that no new applications for a water license would be considered and trading of water allocations between properties that are in close proximity to a sensitive environmental area would not be supported, the current authority – the Water and Rivers Commission – has since issued separate licenses for Lots 6 and 7, valid until October 2015.  Each license grants an annual water entitlement of 125,000 kL for household purposes and irrigation of up to 9 ha of vegetables. 

 

East Wanneroo Land Use and Water Management Strategy (EWLUWMS)

 

In 2002, the Minister for Planning and Infrastructure requested the preparation of the East Wanneroo Land Use and Water Management Strategy (EWLUWMS).  The Strategy is to provide guidelines of existing and future development, subdivision, land use and zoning, private and public water allocation and groundwater source protection, the protection of significant rural agricultural lands for continuing agricultural production and the protection of significant environmental values in the East Wanneroo area.

 

The draft strategy was advertised for public comment in late 2005 and submissions are currently being reviewed.  The draft EWLUWMS designates the subject properties as “Proposed Future Rural & Agricultural Precinct”, and identifies the land as having high capability for horticulture (Class 1 and 2 soils).  The Strategy proposes that this area remain rural and be available for agricultural/horticultural production. Notwithstanding, until such time as the EWLUWMS has been finalised, the recommendations of the City’s Rural Subdivision Policy should be used when assessing subdivision applications in this locality. 

Conclusion

The proposed subdivision would prejudice the objectives of the Rural Resource zone, which seeks to facilitate the continued or expanded use of intensive agricultural, horticultural and animal husbandry areas.  The new information submitted by the applicant does not demonstrate that smaller lot sizes in this location would be appropriate or would not compromise the viability of the priority uses and, in fact, experience has shown that smaller lot sizes have tended to be used for predominantly residential living over time and have increased land use conflicts.  This potential for land use conflicts is of particular concern in this case given the narrow configuration of the proposed lots.  There is a current water allocation for the existing lots, which provides them with an ability to be used for rural purposes without further fragmentation. 

This subdivision would only tend to intensify development in the area and serve to prejudice the objectives of the Rural Resource zone and the EWLUWMS proposed rural and agricultural precinct. 

 

It is noted that Lots 6 and 7 currently contain two dwellings each, therefore, additional dwellings cannot be approved under the provisions of the City’s DPS2.  (An application for a third dwelling on Lot 6 was refused in June 2005 – file: DA04/0718).  The applicant has indicated that the proposed subdivision has been submitted primarily to enable the construction of additional dwellings on the land to accommodate family members working the land, and that the lots would remain as a ‘whole’ for its current market garden purpose.  In this regard, the City would have no surety that the lots would be retained in the one family’s control; individual lots could be sold, thereby compromising horticultural viability in the long term.

 

On the basis of the above, this proposal does not warrant consideration as a special case under the City’s Rural Subdivision Policy.

Statutory Compliance

Under the Planning and Development Act 2006, the City is required to forward its comments to the WAPC within 42-days of receiving the referral.  The application was received on 4 May 2005, however further advice was requested from the applicant to justify the proposed subdivision.  To comply with the WAPC’s 42-day referral period, the City has advised the WAPC of its request for additional justification for the proposed subdivision and requested the WAPC’s deferral of the application pending the submission of the additional information by the applicant.  This information has only recently been submitted to the City to allow its assessment of the application to be completed.

Strategic Implications

Support to this subdivision proposal would potentially compromise the agricultural/horticultural precinct proposed under the EWLUWMS.

Policy Implications

Under the City’s current Rural Subdivision Policy, this lot falls within an area where subdivision below 20 hectares should not be supported because it would undermine the Rural Resource zone objectives of District Planning Scheme No.2 (DPS2). 

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Recommendation

That Council does NOT SUPPORT the application submitted by JA Higham on behalf of VT Le and TN Huynh for the subdivision of Lots 6 and 7 Safari Place, Carabooda as depicted on the plan dated 26 April 2005 (WAPC 128215) for the following reasons:

1.       The application is inconsistent with Council’s Subdivision of Rural Zoned Land Policy, which specifies a minimum lot size of 20 hectares in this locality;

2.       The proposed lots would be inconsistent with the prevailing lot sizes in the area;

3.       The proposal would be likely to detrimentally affect the rural resource objectives of District Planning Scheme No. 2 and the agricultural/horticultural precinct proposed under the East Wanneroo Land Use and Water Management Strategy;

4.       Support for the subdivision may create an undesirable precedent for the further subdivision of other lots of a similar size in the Rural Resource zone.

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ATTACHMENT 2

 

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File Ref:                                              SD130754V01

File Name: CA SUBDIVISION   TWO PROPOSED  RURAL RESOURCE LOTS   LOT 5  180   KAROBORUP ROAD  CARABOODA.doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Author:   B Evans

Meeting Date:   26 April 2006

Attachments:                                       3

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Issue

To consider the subdivision of Lot 5 (180) Karoborup Road, Carabooda into two lots.  

 

Applicant	C.& P. Waddell
Owner	C.& P. Waddell
Location	Lot 5 (180) Karoborup Road, Carabooda
Site Area	4.0021 hectares (ha)
DPS 2 Zoning	Rural Resource

Background

The Western Australian Planning Commission (WAPC) has referred the subdivision application to the City for its comments.  Lot 5 is located on the eastern side of Karoborup Road, adjacent to the Benara Nursery and is within a locality that is comprised of lots that are generally between four and eight hectares (refer Attachment 1).  The application seeks approval to subdivide the property into two lots of approximately two hectares each (refer Attachment 2).

 

Subdivision applications are generally assessed under the City’s delegated authority to ensure a timely and efficient response.  However, this application has been referred to Council for determination as it is contrary to the minimum lot sizes prescribed in the City’s Rural Subdivision Policy and the applicant has requested consideration of special circumstances. 

Detail

The lot contains a two-storey house and a number of sheds, all located in the north-east corner at the rear of the site.  The land has been cleared for the establishment of an olive growing business.   Some 300 olive trees have been planted over the past four years and will come into yield over the next three years.  Additional planting is intended to complete the olive grove with an olive processing facility to be established.  A Planning Approval was obtained from the City on 19 August 2005 for a packing and storage shed.  The olive growing business will be located on the proposed new lot.

 

The applicant advises that the subdivision is intended to provide a separate title that will enable other members of the family to have a financial interest in the olive growing business.

Consultation

Under the provisions of the Planning and Development Act 2006, as a referral agency, the City is required to forward comments to the WAPC within a 42-day period.  The Act does not make provision for public consultation on subdivision applications.

Comment

The applicant has provided a detailed submission in support of the proposal.  A copy of the applicant’s submission is included as Attachment 3.  Key issues raised in the submission are included in the following assessment.

 

Rural Resource Objectives

 

The applicant states that the proposed subdivision for ‘intensive agriculture’ is in accordance with the objectives stated in the City’s DPS2. 

 

The objectives of the Rural Resource zone are to:

 

(a)     protect from incompatible uses or subdivision, intensive agriculture, horticultural and animal husbandry areas with the best prospects for continued or expanded use; and

 

(b)     protect from incompatible uses or subdivision basic raw materials priority areas and basic raw materials key extraction areas.

 

Whilst the intended agricultural use is consistent with these objectives, experience has shown that smaller lot sizes have tended to be used for rural/residential purposes over time, and with the closer subdivision, land use conflicts have increased over time.  Two lots are being created - one will be for rural living (existing house) and the other will have the same potential, including its use for intensive agriculture.  Clearly, rural residential living is in part a function within the Rural Resource zone, however it should not be the primary intent or use of the lot.  In the total context of the subdivision, the creation of two, relatively small new lots is in conflict with the objectives of the Rural Resource Zone. 

 

Lot Sizes

 

With the exception of a two hectare lot abutting the southern boundary of the subject property, lot sizes within the area generally range between four and eight hectares. 

 

Under the City’s current Rural Subdivision Policy, the subject lot falls within a 20 hectare lot size area.  The policy does however provide for subdivision down to a minimum of eight hectares in special cases where it can be shown to Council’s satisfaction that a lot size smaller than twenty hectares would not undermine the Rural Resource Zone objectives of DPS2.  The existing lot size is already smaller that the minimum prescribed under the policy and the prevailing lot sizes in the area.

 

East Wanneroo Land Use and Water Management Strategy (EWLUWMS)

 

In 2002, the Hon Minister for Planning requested the preparation of the East Wanneroo Land Use and Water Management Strategy (EWLUWMS).  The Strategy is to provide guidelines for existing and future development, subdivision, land use and zoning, private and public water allocation and groundwater source protection, the protection of significant rural agricultural lands for continuing agricultural production and the protection of significant environmental values in the East Wanneroo area.

 

The EWLUWMS was recently the subject of advertising for public comment and submissions on the Strategy are currently being assessed. 

 

The site is located within a proposed landscape/rural living area.  Until such time as the EWLUWMS has been finalised and detailed implementation measures put in place, the recommendations of the City’s Rural Subdivision Policy should be used when assessing subdivision applications in this locality.

 

Water Allocation

 

The applicant argues that the potential for the establishment or expansion of intensive agriculture in the area is severely constrained, if not prohibited, by the severe restriction on water supply. 

 

The Water and Rivers Commission has advised the City that the owner of Lot 5 has groundwater license approval for household purposes and irrigation of up to two hectares (0.5 ha each for citrus, wine grapes, olives and vegetables).  The WRC further advises that any increase in the irrigation area would not be supported and the only other option for an additional water supply would be to purchase a water allocation from other licensed users in the area. 

 

Although the applicant indicates a commitment to the establishment of an olive farm, it is unclear how the existing water allocation matches the proposed olive growing use.  The applicant has a water allocation based on two hectares of mixed agricultural use, this being - citrus, wine grapes, olives and vegetables.  Given the stated business intent for growing olives is that they have a low water dependence (DoE guidelines indicate 7,750KL of water per hectare are required), the existing water allocation may be adequate for approximately three hectares of irrigation.

 

Financial Arrangements

 

The applicant advises that the subdivision is intended to provide a separate title that will enable other members of the family to have a financial interest in an olive growing business.  The business operation will be located on the proposed southern lot.

 

Although the financial implications are of particular relevance to the applicant and their business interests, it is not considered a valid planning reason for subdivision.  Any financial arrangement, including those that may compromise the family home, is a ‘business risk’ associated with any business venture.  The financial concern as stated is understood, however it is not in itself a justification for subdivision.

 

Rural Character

 

The argument that the subdivision will secure and strengthen the rural uses and character of the area through new value enterprises is accepted in the broader context.  However, this view also entails the risk of encouraging further fragmentation of rural lots in the area which is likely to be more rural living as opposed to intensive agriculture based as an outcome.  Any increase in the rural residential density must impact the existing rural character of the area.

Statutory Compliance

Under the Planning and Development Act 2006, the City is required to forward its comments to the WAPC within 42-days of receiving the referral.  The application was received on 17 March 2006 and a response is required by 27 April 2006.

Strategic Implications

The future development directions for the rural areas of the City are of significant importance and need to be investigated in a comprehensive manner to ensure a cohesive system of integrated land use planning with due regard to determining appropriate polices and where necessary, amendments to DPS2. Issues of management of the natural resources, environment, rural industries and rural lifestyle living need to be addressed as a matter of some urgency. 

Policy Implications

Under the City’s current Rural Subdivision Policy, this lot falls within an area where subdivision below twenty hectares( or eight in special circumstances) should not be supported because it would undermine the Rural Resource objectives of District Planning Scheme No. 2.

Financial Implications

Nil

Voting Requirements

Simple Majority.

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Recommendation

That Council does NOT SUPPORT the application submitted by C. & P. Waddell for the Subdivision of Lot 5 (180) Karoborup Road, Carabooda as depicted on the plan dated 13 March 2006 (WAPC 130754) for the following reasons:-

1.       The application is inconsistent with Council’s Rural Subdivision Policy, which specifies a minimum lot size of 20 hectares for newly subdivided lots in this locality;

2.       The introduction of smaller lots is inconsistent with the objectives of the Rural Resource Zone under District Planning Scheme No.2.

3.       Support for applications contrary to the City’s Rural Subdivision Policy is considered premature, given the current draft status of the East Wanneroo Land Use and Water Management Strategy.

4.       The proposed subdivision would set a precedent for subdivision in the Rural Resource Zone.

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Development Applications

File Ref:                                              P 34/22/08V01

File Name: EA Proposed Upgrade and Additions to an existing Mushroom Farm   Lot 1  Lot 163  Belgrade Road  Wanneroo .doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Attachment(s):                                    5

Author:  Warren Andersen

Meeting Date:  26 April 2006

Attachments:  5

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Issue

To consider a proposal for the upgrade and additions to an existing Mushroom Farm operation on Lot 1 (163) Belgrade Road, Wanneroo (refer Attachment 1).

 

Applicant	Trevor Johnson - Crown Mushrooms Pty Ltd
Owner	Trevor Johnson
Location	Lot 1 (163) Belgrade Road, Wanneroo
Site Area	6.06 Hectare (ha)
DPS 2 Zoning	Rural Resource
MRS Zoning	Rural

Background

Correspondence on the City’s file indicates that rural operations commenced on the site in approximately 1972-73.  Prior to 1983 a business known as Bir Ubi Mushrooms operated from the site and in 1984 a name change took place to Crown Mushrooms.

 

The site was zoned rural under the Shire of Wanneroo Town Planning Scheme No.1, and later changed to a ‘Rural Resource’ zone on gazettal of District Planning Scheme No. 2 in 2001.

 

In 1986, the Council issued approval for mushroom cropping sheds, which were subsequently subject to an annual licence when the Environmental Protection Authority Act was adopted in 1987. The activity for this operation is not deemed to be an ‘Offensive Trade’ under the Health Act 1911, as the mushroom growing/composting is not mentioned as a prescribed category under Schedule 2 of this Act. Categories for offensive trades relate to the health significance of the discharge or waste created and the potential impact on the health of the community. Rural odours in this case have been deemed to be acceptable in accordance with standards prescribed by the Act.

 

In response to odour related complaints in 1990, the City’s Environmental Health Manager met with Officers of the Environmental Protection Authority (EPA), to ascertain responsibility under Section 49 of the Environmental Protection Act 1986.  It was agreed that the EPA would recognise the odour emanating from Crown Mushrooms under Section 49 and with assurances they would act under this section upon any submissions received. This assurance was presented to the then Town Clerk of the City of Wanneroo in the form of a memo dated 19 December 1990 from the City Environmental Health Manager.

 

In 2001, the Health (Poultry Manure) Regulations were proclaimed which limited the use of raw or untreated poultry manure. Under these regulations a person may store, supply, sell, transport, or use commercially derived untreated poultry manure only during the months of May, June, July, and August of any year.

 

Under regulation 6 of the abovementioned regulations, composting processes that comply under Australian Standards 4454- 1999 Compost, Soil conditioners, and Mulches are deemed approved processes and therefore these operations can use and treat untreated poultry manure year round. It is considered that the Crown Mushrooms business activity meets these requirements.

 

The site has been licensed by the EPA under a Category 67A – Composting Manufacturing and Soil Blending. Conditions of licence include general conditions, air pollution control conditions and water pollution control conditions.  The issues of odour control is mentioned in the preamble of general requirements which states:

 

          “The licensee should take all reasonable and practicable measures to prevent or minimise the discharge of waste and the emission of noise, odours, or electromagnetic radiation from the premises”.

 

In addition, under Air Pollution Control Conditions - Odour Control, the licence states:

 

          “The licensee shall ensure animal manure stockpiles are covered or placed in an approved enclosure”.

Detail

Proposal

The proposal comprises an upgrade and additions to the existing mushroom farm operation to be undertaken in two stages.  Each stage comprises a separate application for planning approval.

 

Stage 1 (refer Attachment 2) comprises the following:

 

(a)     Eight replacement-pasteurising tunnels within the existing farm shed No.1 and an upgrade of the plant room machinery and extraction fans.

(b)     A steam cookout room addition, located centrally on the lot (22.3 metres long by 8.4 metres wide) surrounded by a concrete hardstand ranging in width from 4 metres to 5.5 metres.  Construction will be tilt up concrete panel walls and a reinforced concrete roof slab.

(c)     A plant room associated with the steam cookout room.

 

Additional landscaping along the perimeter of the lot is intended to screen the buildings particularly along the northern and western boundaries to supplement existing pine trees. The applicant advises no additional staff will be required for the operation of the proposed upgrade and additions.

 

 

Stage 1 has been lodged to replace the current inefficient facilities.  This stage includes no change to current growing operations, compost volume or production routines.

 

Stage 2 (refer Attachments 3, 4 and 5) comprises the following:

 

(a)     An enclosed composting barn 71 metres by 31 metres (1,863.43 square metres in area) and a manure store 6 metres by 24 metres (124 square metres in area) which is attached to the southern side of the composting barn.  The barn and manure store are to be constructed from tilt panel concrete with a mono-clad stainless steel roof.

(b)     An organic bio-filter unit 5 metres by 10 metres by 2 metres in height constructed with a concrete wall and ‘Colorbond’ roof.

(c)     A stormwater compensation basis 15 metres by 12 metres.

 

The purpose of stage 2 works is to enclose the composting activities and install an appropriate scrubbing mechanism to minimise odour release.

 

The plans associated with stage 2 of the development also indicate future growing sheds in the north eastern corner of the lot, a future car-park in the south-eastern corner, a future office near Belgrade Road, a future cool room and packing facility and future canteen and toilets. These features do not form part of either application, rather simply highlight the potential expansion options.

 

The applicant has budgeted for the construction of stage 2 in 2010-12.  The application for planning approval has been submitted at this stage in an attempt to secure a federal grant to assist with the financing of the works.

Consultation

The stage 2 application was advertised for public comment. Initially letters were sent to immediately abutting landowners, however due to several enquiries being received outside this area, all land owners within a 500 metre radius of the site were provided with a 21 day comment period, which concluded on 22 February 2006.  At the close of advertising, 10 letters of objection had been received. 

 

The stage 1 application was not advertised as it did not propose a deviation from the current operations nor any change to compost production.

 

Comments received during the advertising period include the following:

 

Summary of Submission		Administration Comments
1.         We strongly object to the proposed development of a 71 metre by 31 metre composting barn 10 metres off our boundary. The noise from extractor fans during after hours is a problem we have to live with now let alone more noise and closer to us. With urbanization coming from us from all angles, would it not make more sense to relocate crown mushrooms than investing money in it’s present location.		1.         The City’s Environmental Health Services have not received a formal noise complaint about this site. The owner will be required to contain all noise emissions in accordance with the requirements of the Environmental Protection legislation.
2.         We are strongly opposed to any additions to the Mushroom Farm as we are currently subjected to constant odour from the farm, which at times compromises our living standards. We believe that if they are allowed to make any additions to the farm site that this could again further deteriorate our living standards. Whilst we are well aware that we are zoned semi rural, we too should be allowed to enjoy a lifestyle which is free from putrid odour that is emitted from the Mushroom Farm.		2.         The purpose of stage 2 works is to enclose the composting activities and install an appropriate scrubbing mechanism to minimise odour release.  These works have been reviewed and supported by the Department of Environment as a means of reducing odour emissions.
3.         We object most strongly to this development if it does not reduce the foul odour that emanates from this property on frequent occasions. Our property is north of the subject property and even though it is some distance away, on frequent occasions, the wind blows the odour in our direction, which is unbearable.	3.         As per comments to objection 2.
4.         Since the day we moved to this property we have never enjoyed our lives with the smell of the compost being nearly unbearable, and the noise of the loader every time they mix the compost please shut it down.	4.         As per comments to objection 2.
5.         We wish to object to the above application with the strongest terms possible for the following reasons:   (a)        The location of the proposed composting barn hard up against our boundary. We have received no specifications as to the height of the proposed barn or to its longevity in terms of odour reduction that is nauseous in its severity. Can the above building be constructed on the East side of shed No1?	5a)       The barn is located 10 metres from the rear and side boundaries. Application plans are available for viewing as part of the community consultation process.  The setback is well in excess of the four metres required by DPS2.  Conditions can be imposed to install landscaping along the side boundaries to help screen the facility from adjoining properties. Comments on odour related objection are as per comments to objection 2.
(b) There is already a constant humming and whirring from commercial extractor fans, and banging and crashing of front end loaders using their huge buckets on the concrete base from 6am.  This combined with a constant beeping from the above vehicles is a constant assault upon our hearing. According to a report from the University of Minnesota on bio-filters, there is already a predisposed to an increase in the existing rat population due to the warm air conditions of the bio-filter medium used.   (c)        A commercial venture of this nature should not be conducted within the townsite boundary, and further expansion as per plans submitted should be rejected. Surely relocation must be an option. Perhaps the Council would consider buying our property as it would be extremely difficult to sell it as it is, even more so if the land is to become a buffer zone with another caveat over it. We purchased and have lived on the property since 1981 when 163 Belgrade Road was a hobby style shed. The smell was passed off by a real estate agent as the septics needing empting. In the past 25 years neither Council nor Crown Mushrooms have approached us or sought opinion on the constant expansions, or increased odour and noise.   (d) There is a huge fire risk in the enormous bales of straw transported from York on a regular basis.	5b)       As per comments to objections 1 and 2.   5c)       The land is zoned Rural Resource under DPS2.  The purpose of this zone is to provide for rural based activities including rural industries such as the mushroom farm.  Comments on odour related objection are as per comments to objection 2.   5d)       Fire risk is a management issue that appears to be well controlled by Crown Mushrooms as thee has not been any complaints or incidences in past about this.
6.         We strongly object to any proposals for development or expansion of the intensive Industry put forward by the owners of the mushroom in respect to the above location. It is not considered appropriate that a business of this nature is permitted to continue within such close proximity to the City Centre of Wanneroo. It appears that any attempt to try and patch some of the significant health issues will fall well short of the addressing all of the associated health risks. For example, airborne toxins which when breathed cause health impairments and allergies to humans and animals. As ratepayers for over 33 years our family feels directly affected, penalised and discriminated against due to the ongoing intensive agriculture nearby our property. Due to these health issues and zoning laws, we have been forced to put our plans on hold even though our property at 200 Dundebar Road has been in our family well before the mushroom farm was established.   We should not be forced any longer the disruption and inconvenience to our proposed future direction. It is not just the sickening stench effects to our health that have stopped us from developing our property in the past, but now it is this same intensive agriculture that is delaying urban development of this entire prime location so close to a major city centre. As ratepayers, who will compensate us and the City of Wanneroo for it’s losses, this and other intensive agricultural businesses must not be permitted to continue in what should be a residential/ urban area.	6.         Comments on odour related objection and appropriateness of the use in this location are as per the comments to objection 2 and 5c). There is no substantiated proof that the mushroom farm activity has caused health risks to surrounding residents.  Under the Rural based zoning of the land, urban development is not permitted and draft proposals under the East Wanneroo Land Use and Water Management Strategy will require significant further investigation and preplanning before any future urbanisation proceeds.
7.         We feel the Mushroom Farm should be relocated away from the residential area due to the obnoxious and offensive odour coming from this property, sometimes on a daily basis. We feel that as Wanneroo is one of the fastest growing residential areas in our state we should be encouraging young families to move to our fast growing city.  The Mushroom Farm has had the benefit of being located close to the townsite for many years now and should give way to the progress of the City of Wanneroo.	7.         Comments on odour related objection and appropriateness of the use in this location are as per the comments to objection 2 and 5c).
8.         As a landowner near the vicinity of the Mushroom Farm, I am concerned that this one million-dollar proposed development will have even a greater influence over my property and other properties in the East Wanneroo corridor. I am also concerned that this proposal will have a major impact on the price and value of my property and will have a major repercussion and ramification for future land use in this area. I also believe that the purpose for this proposal is not just to contain or control the dust and the disgusting smell, but to increase the productivity of the mushroom farm and increasing more problems than before. In the best interests for the future I have to object to this proposal.	8.         The purpose of stage 2 works is to enclose the composting activities and install an appropriate scrubbing mechanism to minimise odour release.  Once odour impacts are suitably controlled it would be open to the operators to apply to the City and DoE for increased production.
9.         I would like to oppose the intensive agricultural Mushroom Farm	9.         Noted.
10.       We would like to register our disagreement with the expansion of a new composting barn. As close neighbours to the property there are many issues, which we believe, need to be addressed regarding an expansion of this type.	10.       Noted.

 

A petition with 136 signatures, originating mainly from nearby residents has also been received objecting to the proposed composting barn and biofilter addition based on the odours and health issues resulting from composting (Item PT02-04/06).  These issues are addressed above.

 

Compliance

 

The applications have been assessed against the development requirements of DPS2 and the results are summarised in the following table:

 

Development Standard	Statutory Requirement	Proposed
Setbacks Front (South to Belgrade Rd) Side  (West) Rear  (North)	7.5m to a street frontage 4m 4m	114m minimum 10m 10m

Comment

A mushroom farm is classed as a rural use under DPS2, which is permitted in the Rural Resource zone.  The application complies with the setback requirements outlined in DPS2.

 

The key issue affecting the application is odour emissions.  The previous odour complaints stem from the existing composting operation.  The stage 1 application however is proposing to replace the current inefficient facilities.  This stage does not include any change to current growing operations, compost volume or production routines and therefore is unlikely to result in any increase in odour emissions from the site. 

 

The DoE has licensed the Crown Mushrooms facility pursuant to category 67A of the prescribed premised premises schedule of the Environmental Protections Regulations 1987 and limits the quantity of compost to no more than 5,000 tonnes per year.  The licence also requires animal manure stock piles to be covered or placed in an approved enclosure. Following numerous odour related complaints in 2004-5, the DoE inspected the premises and requested the applicant to investigate measures to reduce odour impacts. The result of this is the stage 2 application involving the enclosure of the composting activities and installation of an appropriate scrubbing mechanism to minimise odour release.  The DoE has therefore advised of its support for this proposal. 

Statutory Compliance

The applications are consistent with Rural Resource zoning of the site and generally complies with the provisions of the DPS2.

Strategic Implications

Approval of these applications would be consistent with the Healthy Communities and Economic Development Goals of the City’s Strategic Plan. 

Policy Implications

Nil

Financial Implications

Nil

Voting Requirements

Simply Majority.

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Recommendation

That Council:-

1.       APPROVES the Stage 1 application for the upgrade of the existing mushroom farm at Lot 1 (163) Belgrade Road, Wanneroo as set out in Attachment 2 to this report (DA05/0774) subject to:

a)      Stage 2 of the development, being a composting barn, biofilter and stormwater compensation basin additions to the mushroom farm, as proposed under the City of Wanneroo application reference DA05/0895 being completed and operational prior to 31 December 2010. The landowners shall enter into a legal agreement with and to the satisfaction of the City to secure this requirement prior to the commencement of any works.

b)      The quantity of compost being limited to no more than 5,000 tonnes per year. An annual report shall be submitted to the City, stating the approximate tonnage that has been carted to the site over the preceding year.

c)       All stormwater being retained on site to the satisfaction of the Director, Planning and Development.

2.       APPROVES the Stage 2 application for a composting barn, biofilter and stormwater compensation basin additions to the existing mushroom farm at Lot 1 (163) Belgrade Road, Wanneroo as set out in Attachments 3-5 to this report (DA05/0895) subject to the following conditions:

a)      The quantity of compost being generated at the site being limited to no more than 5,000 tonnes per year. An annual report shall be submitted to the City, stating the approximate tonnage that has been carted to the site over the preceding year. 

b)      All composting activities undertaken onsite shall be carried out from within the proposed composting barn.  External composting activities shall be prohibited from the time the composting barn first becomes operational. 

c)       All composting material containing animal manures or putrescible material shall be stored on a hardstand area constructed of a concrete pad at least 150mm thick or compacted limestone to a depth of 300mm, of a size adequate enough to contain all materials.  No surface runoff or leachate shall be allowed to escape from the storage area. Any external storage/loading areas shall be surrounded by a bund to contain at least 1 metre high to contain all rainfall from a 1 in 100 year storm event (2.78mm/hr over 72 hours) to prevent contaminated water from infiltrating into the groundwater table. Details shall be submitted and approved by the City with the Building Licence application, before commencement of any storage activities.

d)      Design levels of the proposed shed are to be submitted with the building licence application and be to the satisfaction of the City’s Manager Planning Services.

e)       Stockpiled material shall be turned regularly so as to prevent the material from becoming anaerobic and generating odour.

f)       No burning off shall be conducted on-site.

g)      All stockpiles on site shall be stabilised, using suitable dust suppression methods, so as to prevent the generation of a dust nuisance, to the satisfaction of the City’s Manager Planning Services.

h)      A fire management plan shall be submitted to and approved by the City prior to the commencement of the use.

i)       Prior to the commencement of the use, the owner shall obtain and thereafter maintain a water allocation to the property, or secure an alternate water supply for adequate dust control to the satisfaction of the City’s Manager Planning Services.

j)       An odour impact and fly breeding prevention management plan, to the satisfaction of the City’s Principal Environmental Health Officer, shall be submitted to and approved by the City prior to the commencement of the use.  This plan shall include methods that will be employed to prevent the use creating an odour nuisance on surrounding residents and a contingency mechanism if it is found that odour nuisance cannot be satisfactorily prevented. The use is to be carried out in accordance with this management plan.

k)      The use shall be operated in accordance with the Department of Environment, Water and Catchment Protection “Guidelines for the Storage, Processing and Recycling of Organic Wastes”, to the satisfaction of the City and the Department of Environment, Water and Catchment Protection.  A copy of this document has been attached for reference.

l)       The boundaries of the property adjacent to the proposed composting barn and biofilter shall be landscaped (allowance should be made for fire break requirements) with plants at an advanced stage of growth, in a manner that will ultimately screen the development from adjoining properties to the satisfaction of the Manager Planning Services prior to the commencement of the use. The landscaping shall thereafter be maintained to the satisfaction of the City. A satisfactory landscaping plan indicating species and location shall be submitted to and approved by the prior to planting.

3.       ADVISES the submitters of its decision.

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Delegated Authority Reports

File Ref:                                              S09/0009V01

File Name: FA Development Applications determined by Delegated Authority for March 2006.doc This line will not be printed Please do NOT delete

Responsible Officer:                           Director, Planning and Development

Disclosure of Interest:                         Nil

Attachments:                                       1

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Issue

Development Applications determined by the Administration between 1 March 2006 and 31 March 2006, acting under Delegated Authority from Council.

Background

Nil

Detail

The City of Wanneroo District Planning Scheme 2 (DPS2) provides Council with development approval powers which are designed to avoid conflict between different land uses on adjoining lots.  It is also necessary to ensure the completed developments meet the required standards such as building setbacks, carparking and landscaping.  Planning approvals are not generally required for single residential houses unless they seek to vary the requirements of the Residential Design Codes (RD Codes.)

 

The City of Wanneroo continues to experience very rapid growth pressures.  Since the commencement of 2006, the City has received over 92 development applications on average per month in addition to an average of over 706 building license applications.

 

Council has delegated some of its responsibilities for decision making on development applications to certain officers in Administration which enables the processing of applications within the required 60 day statutory period and within normal customer expectations.   

 

The Administration, in assessing development proposals, attempts to extract from the relevant planning documents the key policies and requirements of Council in order to make comments and recommendations on the issues raised in the assessment of each individual development application.

 

Development applications determined by the Administration between 1 March 2006 and 31 March 2006, acting under Delegated Authority from Council are included in the attached Schedule 1.

Consultation

Nil

Comment

Nil

Statutory Compliance

A Delegated Authority Register was adopted by Council at its meeting on 30 August 2005 (item CS06-08/05 refers).  The decisions referred to in schedule 1 of this report are in accordance with this register.

Strategic Implications

This report is consistent with the corporate management and development goal of the City’s Strategic Plan, which seeks to establish an organisation that is open, accountable and committed to customer services.

Policy Implications

Nil

Financial Implications

Planning applications incur administration fees which are generally based on the Town Planning (Local Government Planning Fees) Regulations and have been adopted by Council in its annual budget.  The estimated cost of development for each application is listed in schedule 1.  Applications where an estimated cost has not been provided are either applications for the exercising of discretion or for a change of use.

Voting Requirements

Simple Majority.

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Recommendation

That Council NOTES the determinations made by the Administration acting under delegated authority from Council on development applications processed between 1 March 2006 and 31 March 2006.

 

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  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA02/0922.01  08/02/2006    GHEORGE IGNAT & ILONA I IGNAT                         28                    $0.00              Approved

                   Prop address   33 WORLEY CIRCUIT LANDSDALE  WA  6065

                   Land            Lot 1147 P 23553 Vol 2171 Fol 197

                   Descriptio      HOME BUSINESS - CATEGORY 2 - CURTAIN MAKING

                   Applicant       G IGNAT, II IGNAT

                   File Number   P17/0068v01

DA02/0979.01  03/02/2006    ROBERT V LOGAN & MARIA S LOGAN                      31                    $0.00              Approved

                   Prop address   3 KEELEY WAY GIRRAWHEEN  WA  6064

                   Land            Lot 629 P 10052 Vol 1344 Fol 867

                   Descriptio      HOME BUSINESS APPLICATION/UPHOLSTERY

                   Applicant       MS LOGAN, RV LOGAN

                   File Number   P11/0014v01

DA05/0762      10/10/2005    PETER G YUJNOVICH & JENNIFER K YUJNOVICH      107                  $403,429.00      Approved

                   Prop address   2 BOBOLI WAY PEARSALL  WA  6065

                   Land            Lot 129 DP 38657

                   Descriptio      GROUPED DWELLING - 3 UNITS

                   Applicant       JAXON CONSTRUCTIONS

                   File Number   P25/0575V01

DA05/0781      20/10/2005    HOMESWEST RENTALS                                        54                    $4,600.00         Approved

                   Prop address   10 RODING COURT GIRRAWHEEN  WA  6064

                   Land            Lot 237 P 14542

                   Descriptio      GROUPED DWELLING - CARPORT AND PATIO ADDITION

                   Applicant       AP NAUGHTIN

                   File Number   P11/0604V01

DA05/0814      27/10/2005    DI LANZO PTY LTD                                              63                    $450,000.00      Approved

                   Prop address   61 WINDSOR ROAD WANGARA  WA  6065

                   Land            Lot 202 DP 45386 Vol 2604 Fol 122

                   Descriptio      WAREHOUSE - 3 UNITS

                   Applicant       R DILANZO

                   File Number   p33/0485v01

DA05/0825      28/10/2005    BEAU L SPALL                                                     16                    $5,000.00         Refused

                   Prop address   3A MEGA STREET WANNEROO  WA  6065

                   Land            Lot 1 Vol 1522 Fol 941 S/P 6379

                   Descriptio      GROUPED DWELLING - RETROSPECTIVE  PATIO ADDITION

                   Applicant       DJ PAICE

                   File Number   P34/2180V01

DA05/0834      28/10/2005    EDUCATION DEPT OF WA                                     95                    $40,000.00       Approved

                   Prop address   LANDSDALE PRIMARY SCHOOL 19 WARRADALE TERRACE LANDSDALE  WA  6065

                   Land            Lot 917 P 21471

                   Descriptio      EDUCATION ESTABLISHMENT -  TRANSPORTABLE TOILET FACILITY ADDITION

                   Applicant       DEPARTMENT OF HOUSING & WORKS

                   File Number   P/0014V01

DA05/0838      02/11/2005    IAN MG PORTER & CHERRY PORTER                      43                    $500.00           Approved

                   Prop address   7 TERREX RISE MERRIWA  WA  6030

                   Land            Lot 462 P 16633 Vol 1828 Fol 441

                   Descriptio      MAST AND ANTENNA - RETROSPECTIVE APPROVAL  SATELLITE DISH

                   Applicant       N MINHAJ

                   File Number   P21/1032V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA05/0848      08/11/2005    RICHARD G HAYES & NATALIE HAYES                      69                    $100,000.00      Approved

                   Prop address   43A HICKORY ROAD QUINNS ROCKS  WA  6030

                   Land            Lot 1 Vol 1526 Fol 141 S/P 6659

                   Descriptio      GROUPED DWELLING - ADDITIONS/RENOVATIONS UNIT43A

                   Applicant       RG HAYES

                   File Number   P27/2282V01

DA05/0857      01/11/2005    MINTRAG PTY LTD                                              21                    $15,000.00       Approved

                   Prop address   SERVICE STATION 964 WANNEROO ROAD WANNEROO  WA  6065

                   Land            Lot 70 D 59056 Vol 1577 Fol 164

                   Descriptio      SERVICE STATION - MODIFICATION TO CROSSOVERS

                   Applicant       HINDLEY & ASSOCIATES PTY LTD

                   File Number   P34/0670V01

DA05/0866      11/11/2005    JOHN CRAIG & JEAN S CRAIG                                86                    $1,000.00         Approved

                   Prop address   68 BERRIMAN DRIVE WANGARA  WA  6065

                   Land            Lot 274 DP 39809 Vol 2599 Fol 911

                   Descriptio      STORAGE YARD-TEMPORARY TOILET/LUNCHROOM

                   Applicant       J CRAIG

                   File Number   p33/0446v01

DA05/0914      24/11/2005    HOMESWEST RENTALS                                        81                    $5,600.00         Approved

                   Prop address   32A CURTIS WAY GIRRAWHEEN  WA  6064

                   Land            Part Lot 324 P 10868

                   Descriptio      GROUPED DWELLING  - CARPORT ADDITIONS X 2

                   Applicant       AP NAUGHTIN

                   File Number   P11/1507V01

DA05/0922      24/11/2005    SCERSINI NOMINEES PTY LTD                               70                    $3,000.00         Approved

                   Prop address   10 ENDEAVOUR WAY WANGARA  WA  6065

                   Land            Lot 223 DP 38475 Vol 2554 Fol 810

                   Descriptio      WAREHOUSE - AWNING OVER ENTRANCE

                   Applicant       NORTHERN PATIO INSTALLATIONS

                   File Number   P33/0309V01

DA05/0935      29/11/2005    ZEBRA PROPERTIES PTY LTD & P & N LANDREACH    2                     $770,000.00      Approved

                   Prop address   127 TWO ROCKS ROAD TWO ROCKS  WA  6037

                   Land            Lot 501 DP 39466 Vol 2098 Fol 906

                   Descriptio      PARK - POS/LANDSCAPE PLANS

                   Applicant       WESTBURY INVESTMENTS PTY LTD

                   File Number   P32/0129V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA05/0939      01/12/2005    TERRY JP MOORE                                               60                    $11,367.00       Approved

                   Prop address   77 GUNGURRU AVENUE HOCKING  WA  6065

                   Land            Lot 311 DP 40060 Vol 2562 Fol 674

                   Descriptio      GROUPED DWELLING - PATIO ADDITIONS

                   Applicant       PEARCEY CONSTRUCTION

                   File Number   P13/0719V01

DA05/0969      08/12/2005    ALTAT CONSTRUCTIONS PTY LTD & GMF                75                    $375,000.00      Approved

                   Prop address   20 BERRIMAN DRIVE WANGARA  WA  6065

                   Land            Lot 8 DP 44874 Vol 2599 Fol 440

                   Descriptio      WAREHOUSES - 2 UNITS WITH INCIDENTAL OFFICES

                   Applicant       ALTAT CONSTRUCTIONS PTY LTD

                   File Number   P33/0499V01

DA05/0970      08/12/2005    MATTHEW JM TELLING                                        31                    $258,000.00      Approved

                   Prop address   12 TRINITY WAY CLARKSON  WA  6030

                   Land            Lot 1585 DP 46799 Vol 2606 Fol 923

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       JWH GROUP (METRO STYLE)

                   File Number   P08/2176V01

DA05/0995      16/12/2005    MCDONALD'S PROPERTIES (AUSTRALIA) PTY LTD     59                    $350,000.00      Approved

                   Prop address   973 WANNEROO ROAD WANNEROO  WA  6065

                   Land            Lot 996 D 99814

                   Descriptio      DRIVE THROUGH FOOD OUTLET - EXTENSION/REFURBISHMENT

                   Applicant       HINDLEY & ASSOCIATES PTY LTD

                   File Number   PA5/0098V01

DA05/1011      20/12/2005    GEORGE A LULLFITZ                                           61                    $151,700.00      Approved

                   Prop address   12 HONEY STREET MARIGINIUP  WA  6065

                   Land            Lot 72 D 92392

                   Descriptio      PLANT NURSERY - SHED AND CAR PARK ADDITIONS

                   Applicant       HIGHLINE LTD

                   File Number   P20/0225V01

DA06/0028      11/01/2006    CAPRICORN INVESTMENT GROUP PTY LTD &           50                    $750,000.00      Approved

                   Prop address   75 DAMEPATTIE DRIVE TWO ROCKS  WA  6037

                   Land            Lot 12 DP 39563

                   Descriptio      USE NOT LISTED - BULK EARTHWORKS FOR FUTURE SCHOOL

                   Applicant       PARRY & ROSENTHAL ARCHITECTS

                   File Number   P32/0806V01

DA06/0041      17/01/2006    LOULETTA PM D'SOUZA                                       47                    $223,020.00      Approved

                   Prop address   16 PANDO CRESCENT LANDSDALE  WA  6065

                   Land            Lot 134 DP 45201

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       JWH GROUP (METRO STYLE)

                   File Number   P17/1217V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0046      18/01/2006    VAN D NGUYEN & CUC T DINH                               40                    $250,000.00      Approved

                   Prop address   42 SACRAMENTO PARADE HOCKING  WA  6065

                   Land            Lot 681 DP 45344 Vol 2607 Fol 902

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       F FERRALORO

                   File Number   P13/1171V01

DA06/0048      18/01/2006    HAI M BUI & VAN D NGUYEN                                  40                    $250,000.00      Approved

                   Prop address   39 ST LOUIS AVENUE HOCKING  WA  6065

                   Land            Lot 793 DP 45344 Vol 2607 Fol 932

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       F FERRALORO

                   File Number   P13/1203V01

DA06/0061      19/01/2006    VATA INVESTMENTS PTY LTD                                45                    $0.00              Refused

                   Prop address   MY KEBAB 1/617 WANNEROO ROAD WANNEROO  WA  6065

                   Land            Lot 3 Vol 2505 Fol 807 S/P 11925

                   Descriptio      VEHICLE SALES/HIRE PREMISES - CHANGE OF USE FROM TAKE AWAY FOOD

                   Applicant       A EDGAR

                   File Number   p34/2356v01

DA06/0062      19/01/2006    NICOLA MULTARI & SALVATORE FAZIO                    25                    $228,769.00      Approved

                   Prop address   33 DENVER AVENUE MADELEY  WA  6065

                   Land            Lot 741 DP 47161 Vol 2606 Fol 235

                   Descriptio      GROUPED  DWELLING - 2 UNITS

                   Applicant       DANMAR HOMES

                   File Number   P18/1242V01

DA06/0080      24/01/2006    CHRISTOPHER P BISHOP & JACQUELYN A GREEN     20                    $260,000.00      Approved

                   Prop address   47 HENNESSY DRIVE ASHBY  WA  6065

                   Land            Lot 146 DP 45436 Vol 2601 Fol 021

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       HIGHBURY HOMES

                   File Number   P03/0679V01

DA06/0081      20/01/2006    HERONGATE PTY LTD                                          39                    $5,000.00         Approved

                   Prop address   3156 WANNEROO ROAD CARABOODA  WA  6033

                   Land            Lot 6259 DP 207586 Vol 17 Fol 267A

                   Descriptio      SINGLE HOUSE - FRONT FENCE

                   Applicant       M BROWN

                   File Number   P06/0153V01

DA06/0086      30/01/2006    LAGOON INVESTMENTS PTY LTD                           33                    $320,000.00      Approved

                   Prop address   16 WATKINS LOOP TAPPING  WA  6065

                   Land            Lot 36 DP 44612 Vol 2608 Fol 207

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       GL HUTCHINGS

                   File Number   P31/1442V01

DA06/0087      30/01/2006    GUSTAVE AA GINTZBURGER & MONIQUE RMP          18                    $9,700.00         Approved

                   Prop address   11 LEE-STEERE DRIVE MARIGINIUP  WA  6065

                   Land            Lot 6 P 12887 Vol 1538 Fol 264

                   Descriptio      SINGLE HOUSE -SWIMMING POOL AND PATIO ADDITIONS

                   Applicant       OUTDOOR WORLD

                   File Number   P20/0223V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0092      30/01/2006    PHILIP A HURRELL                                               16                    $241,902.00      Approved

                   Prop address   35 GOSFORD MEANDER ASHBY  WA  6065

                   Land            Lot 105 DP 47372 Vol 2610 Fol 301

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       DANMAR HOMES

                   File Number   P03/0686V01

DA06/0096      01/02/2006    RICHARD J GLEESON & ALOMA A GLEESON             30                    $0.00              Approved

                   Prop address   2/18 ANCHORAGE DRIVE MINDARIE  WA  6030

                   Land            Lot 2 Vol 2546 Fol 949 S/P 44377

                   Descriptio      CHANGE OF USE - SHOP TO BEAUTY PARLOUR

                   Applicant       S MORRELL

                   File Number   p22/0144v02

DA06/0104      02/02/2006    CHISHOLM HOLDINGS PTY LTD                             20                    $350,000.00      Approved

                   Prop address   MIXED BUSINESS-PROPOSED 10 HUGHIE EDWARDS DRIVE MERRIWA  WA  6030

                   Land            Lot 1601 D 90254 Vol 2201 Fol 843

                   Descriptio      USE NOT LISTED - NURSERY AND RECREATION CENTRE

                   Applicant       R JACKSON

                   File Number   P21/0557V01

DA06/0106      03/02/2006    COLIN F MCKENZIE & JANELLE MCKENZIE                12                    $22,099.00       Approved

                   Prop address   57 CONDUCTOR RETREAT MARIGINIUP  WA  6065

                   Land            Lot 28 D 76092 Vol 1847 Fol 456

                   Descriptio      SINGLE HOUSE - SWIMMING POOL ADDITION

                   Applicant       BUCCANEER POOLS

                   File Number   P20/0228V01

DA06/0112      02/02/2006    BRIGHTWATER CARE GROUP                               26                    $900.00           Approved

                   Prop address   KINGSWAY COURT 35 IMPERIAL CIRCUIT MADELEY  WA  6065

                   Land            Part Lot 103 Sec 73 DP 36095

                   Descriptio      RETIREMENT VILLAGE - DOORWAY ADDITION (UNIT 73)

                   Applicant       CHAMBERLAIN DESIGN HOMES

                   File Number   P18/1199V01

DA06/0116      07/02/2006    PATRICK J STUCHBURY                                       15                    $6,000.00         Approved

                   Prop address   2B SHALFORD WAY GIRRAWHEEN  WA  6064

                   Land            Lot 2 Vol 2609 Fol 890 S/P 48119

                   Descriptio      GROUPED DWELLING -  CARPORT ADDITION AND REROSPECTIVE PATIO ADDITION

                   Applicant       PJ STUCHBURY

                   File Number   p11/1363v01

DA06/0122      09/02/2006    MOET INVESTMENTS (WA) PTY LTD                        33                    $450,000.00      Approved

                   Prop address   8 CALABRESE AVENUE WANNEROO  WA  6065

                   Land            Lot 198 DP 33693 Vol 2529 Fol 595

                   Descriptio      SHOWROOM/WAREHOUSE WITH INCIDENTAL OFFICE

                   Applicant       MOET INVESTMENTS (WA) PTY LTD

                   File Number   p34/0157v01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0125      09/02/2006    HOMESWEST RENTALS                                        25                    $658,500.00      Approved

                   Prop address   54 CASSERLEY AVENUE GIRRAWHEEN  WA  6064

                   Land            Lot 973 D 46510

                   Descriptio      GROUPED DWELLINGS x 6 UNITS (RENEWAL)

                   Applicant       HOMESWEST RENTALS

                   File Number   P11/0893V01

DA06/0127      13/02/2006    PETER J MELLOWS & JUDITH A MELLOWS               19                    $241,664.00      Approved

                   Prop address   7 MELITA RISE PEARSALL  WA  6065

                   Land            Lot 283 DP 47957 Vol 2610 Fol 466

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       DANMAR HOMES

                   File Number   p25/0605v01

DA06/0129      13/02/2006    ASH ROW PTY LTD                                              23                    $6,000.00         Approved

                   Prop address   NEWPARK SHOPPING CENTRE 64 MARANGAROO DRIVE GIRRAWHEEN  WA  6064

                   Land            Lot 501 D 47190 Vol 1845 Fol 423

                   Descriptio      CHANGE OF USE - SHOP 29 TO BEAUTY PARLOUR

                   Applicant       G HOLST

                   File Number   P11/0725V01

DA06/0132      14/02/2006    PETER GIORGI                                                   15                    $270,000.00      Approved

                   Prop address   68 KEMBLA CIRCLE MADELEY  WA  6065

                   Land            Lot 761 DP 47161 Vol 2606 Fol 255 S/P 49998

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       MICHAEL LITTLE DESIGNS

                   File Number   p18/1281v01

DA06/0136      15/02/2006    THOMAS W WAENGA & TONI L WAENGA                  23                    $500,000.00      Approved

                   Prop address   73 GREENHAVEN GLADE CARRAMAR  WA  6031

                   Land            Lot 130 D 70986 Vol 1753 Fol 478

                   Descriptio      SPECIAL RURAL DEV - Additions to existing dwelling

                   Applicant       AMBASSADOR CONSTRUCTION & MAINTENANCE

                   File Number   P07/0915V01

DA06/0138      20/02/2006    CAROL D COTTLE & JOHN G COTTLE                     20                    $18,990.00       Approved

                   Prop address   290 NEAVES ROAD MARIGINIUP  WA  6065

                   Land            Lot 502 DP 25008

                   Descriptio      SINGLE HOUSE - SWIMMING POOL ADDITION

                   Applicant       FREEDOM POOLS

                   File Number   P20/0107V01

DA06/0140      20/02/2006    DAVID C JONES                                                  7                     $7,890.00         Approved

                   Prop address   136 LAKELANDS DRIVE GNANGARA  WA  6065

                   Land            Lot 110 P 16140

                   Descriptio      SINGLE HOUSE  - GARAGE ADDITION

                   Applicant       HIGHLINE BUILDING CONSTRUCTIONS

                   File Number   P12/0221V01

DA06/0142      16/02/2006    QUARTZ SERVICES PTY LTD                                 24                    $268,090.91      Approved

                   Prop address   22 HURSTHILL STREET MADELEY  WA  6065

                   Land            Lot 650 DP 46620 Vol 2604 Fol 40

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       JWH GROUP (METRO STYLE)

                   File Number   P18/1055V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0143      21/02/2006    VATA INVESTMENTS PTY LTD                                25                    $0.00              Approved

                   Prop address   2/617 WANNEROO ROAD WANNEROO  WA  6065

                   Land            Lot 4 Vol 2505 Fol 808 S/P 11925

                   Descriptio      CHANGE OF USE - TAKEAWAY FOOD OUTLET TO SHOP - FLOWER SHOP

                   Applicant       VATA INVESTMENTS PTY LTD

                   File Number   P34/2356V01

DA06/0145      21/02/2006    GIOVANNI S AGNELLO & SUSANNE M SITA               16                    $11,000.00       Approved

                   Prop address   15 STAFFORD WAY WANNEROO  WA  6065

                   Land            Lot 106 P 15552

                   Descriptio      SINGLE HOUSE - PATIO ADDITION

                   Applicant       ROBBOS CARPENTRY

                   File Number   P34/2220V01

DA06/0147      21/02/2006    BRIGHTWATER CARE GROUP                               16                    $3,300.00         Approved

                   Prop address   KINGSWAY COURT 17 BARON LOOP MADELEY  WA  6065

                   Land            Part Lot 103 Sec 127 DP 36095

                   Descriptio      RETIREMENT VILLAGE - PATIO ADDITION (UNIT 127)

                   Applicant       PEARCEY CONSTRUCTIONS PTY LTD

                   File Number   p18/1305v01

DA06/0148      22/02/2006    LAURA P DEL CARO & STEPHEN P DEL CARO            18                    $23,545.00       Approved

                   Prop address   8 BECHER WAY GNANGARA  WA  6065

                   Land            Lot 101 P 20299 Vol 2027 Fol 281

                   Descriptio      SINGLE HOUSE - SWIMMING POOL ADDITION

                   Applicant       LEISURE POOLS PERTH PTY LTD

                   File Number   P12/0250V01

DA06/0150      23/02/2006    HOMESWEST RENTALS                                        15                    $303,356.00      Approved

                   Prop address   18 TUPELO FAIRWAY CLARKSON  WA  6030

                   Land            Lot 1471 DP 46757

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       COLLIER HOMES PTY LTD

                   File Number   P08/2308V01

DA06/0151      23/02/2006    SONJA V ANDREWS                                             17                    $8,500.00         Approved

                   Prop address   1 DUVAL COURT MARANGAROO  WA  6064

                   Land            Lot 2 Vol 2204 Fol 104 S/P 38742

                   Descriptio      GROUPED DWELLING - PATIO ADDITION

                   Applicant       SHEPPARD STEEL

                   File Number   p19/1819V01

DA06/0153      22/02/2006    MICHAEL A TOMKINS & PAMELA J TOMKINS              18                    $2,000.00         Approved

                   Prop address   9/25 SIDERNO RISE HOCKING  WA  6065

                   Land            Lot 9 Vol 2609 Fol 859 S/P 49317

                   Descriptio      GROUPED DWELLING - PATIO ADDITION

                   Applicant       MA TOMKINS, PJ TOMKINS

                   File Number   P13/0525V01

DA06/0154      24/02/2006    AKENFIELD PTY LTD                                            22                    $200,000.00      Approved

                   Prop address   12 BERRIMAN DRIVE WANGARA  WA  6065

                   Land            Lot 263 D 52483 Vol 1476 Fol 0727

                   Descriptio      USE NOT LISTED - MOTOR VEHICLE ACCESS RAMP

                   Applicant       BRUCE MCLEAN ARCHITECTS

                   File Number   P33/0528V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0156      24/02/2006    MOHAMED S HORZOOK & NOORJEHAN HORZOOK    18                    $250,258.00      Approved

                   Prop address   4 FLORIDA DRIVE LANDSDALE  WA  6065

                   Land            Lot 275 DP 46214 Vol 2601 Fol 974

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       JWH GROUP (METRO STYLE)

                   File Number   P17/1163V01

DA06/0160      28/02/2006    JODIE DOUGLAS                                                 11                    $132,211.00      Approved

                   Prop address   2A HURSTHILL STREET MADELEY  WA  6065

                   Land            Lot 2 Vol 2608 Fol 556 S/P 49402

                   Descriptio      GROUPED DWELLING - SECOND DWELLING

                   Applicant       CONTENT LIVING

                   File Number   P18/0863V01

DA06/0161      28/02/2006    GERARD D BOSCH & JULIANNE J BOSCH                 14                    $11,575.00       Approved

                   Prop address   25 DORYANTHES PLACE WANNEROO  WA  6065

                   Land            Lot 106 P 12918 Vol 1543 Fol 733

                   Descriptio      SINGLE HOUSE - PATIO ADDITION

                   Applicant       NEW IMAGE HOME IMPROVEMENTS

                   File Number   P34/2668V01

DA06/0162      28/02/2006    ENID G BIGGS & STUART N BIGGS                          14                    $9,000.00         Approved

                   Prop address   124 CASUARINA WAY WANNEROO  WA  6065

                   Land            Lot 159 P 15402 Vol 1718 Fol 882

                   Descriptio      SINGLE HOUSE - PATIO ADDITION

                   Applicant       ROBBOS CARPENTRY

                   File Number   p34/0254v01

DA06/0163      28/02/2006    HOLLY M FELD                                                   15                    $4,745.00         Approved

                   Prop address   4B MORGAN WAY GIRRAWHEEN  WA  6064

                   Land            Lot 1 Vol 2604 Fol 921 S/P 48120

                   Descriptio      GROUPED DWELLING - PATIO ADDITION

                   Applicant       POULTER INSTALLATIONS

                   File Number   P11/1348V01

DA06/0166      02/03/2006    DAVID P HARDING & CYNTHIA E HARDING                12                    $6,000.00         Approved

                   Prop address   16 ROSETTA RISE GNANGARA  WA  6065

                   Land            Lot 246 P 18274 Vol 1925 Fol 017

                   Descriptio      SINGLE HOUSE - SHED ADDITION

                   Applicant       DP HARDING

                   File Number   P12/0258V01

DA06/0167      02/03/2006    BRIGHTWATER CARE GROUP                               12                    $1,740.00         Approved

                   Prop address   KINGSWAY COURT 16 IMPERIAL CIRCUIT MADELEY  WA  6065

                   Land            Part Lot 103 Sec 113 DP 36095

                   Descriptio      RETIREMENT VILLAGE - PATIO ADDITION (UNIT 113)

                   Applicant       MINDARIE PATIOS

                   File Number   P18/1113V01

DA06/0168      02/03/2006    LISA G THOMAS & WAYNE VL THOMAS                    12                    $22,800.00       Approved

                   Prop address   86 THE FAIRWAYS GNANGARA  WA  6065

                   Land            Lot 57 DP 25803 Vol 2503 Fol 25

                   Descriptio      SINGLE HOUSE - MODIFICATION OF BUILDING ENVELOPE AND SHED ADDITION

                   Applicant       WVL THOMAS

                   File Number   P12/0259V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0169      02/03/2006    DERRICK JE BALL & LAUREL D BALL                        12                    $5,000.00         Approved

                   Prop address   99 ADAMS ROAD MARIGINIUP  WA  6065

                   Land            Lot 25 P 23142 Vol 2173 Fol 407

                   Descriptio      SINGLE HOUSE - SHED ADDITION

                   Applicant       DJE BALL

                   File Number   p20/0156v01

DA06/0173      03/03/2006    GUISEPPE LOPREIATO, STEVEN COLAVECCHIO,       11                    $0.00              Approved

                   Prop address   10 UPPILL PLACE WANGARA  WA  6065

                   Land            Lot 7 P 22267

                   Descriptio      TEMPORARY OFFICE

                   Applicant       R BROWN

                   File Number   P33/0233V01

DA06/0177      08/03/2006    SIMONA PIRAKE                                                  11                    $18,000.00       Approved

                   Prop address   28 ROUSSET ROAD JANDABUP  WA  6065

                   Land            Lot 60 DP 25151 Vol 2503 Fol 995

                   Descriptio      SINGLE HOUSE - PATIO ADDITION (RETROSPECTIVE APPROVAL)

                   Applicant       S PIRAKE

                   File Number   P14/0018V01

DA06/0179      08/03/2006    SHARON L DONOVAN                                          9                     $11,000.00       Approved

                   Prop address   9B MARDEN STREET MARANGAROO  WA  6064

                   Land            Lot 2 Vol 2159 Fol 449 S/P 29288

                   Descriptio      2 GROUPED DWELLINGS - PATIO AND GARAGE ADDITION TO UNIT 9B

                   Applicant       SL DONOVAN

                   File Number   P19/0373V01

DA06/0180      08/03/2006    ALAN DUNBAR & HEATHER  M DUNBAR                    8                     $8,400.00         Approved

                   Prop address   92 PINE CREST WAY GNANGARA  WA  6065

                   Land            Lot 14 P 22847 Vol 2139 Fol 029

                   Descriptio      SPECIAL RURAL DEV - Patio Addition

                   Applicant       R PARK

                   File Number   P12/0041V01

DA06/0182      07/03/2006    BRIGHTWATER CARE GROUP                               9                     $5,777.00         Approved

                   Prop address   KINGSWAY COURT 38 REGENCY AVENUE MADELEY  WA  6065

                   Land            Part Lot 103 Sec 61 DP 36095

                   Descriptio      PATIO - U61

                   Applicant       THORN ROOFING CONTRACTORS

                   File Number   P18/1316V01

DA06/0188      08/03/2006    DERRICK V D'SOUZA                                            10                    $258,461.00      Approved

                   Prop address   12 KEMP STREET PEARSALL  WA  6065

                   Land            Lot 125 DP 48911 Vol 2609 Fol 421

                   Descriptio      GROUPED DWELLING - 2 UNITS

                   Applicant       JWH GROUP (METRO STYLE)

                   File Number   P25/0585V01

DA06/0191      14/03/2006    DONNA M WATTS & STEPHEN H WATTS                  4                     $5,000.00         Approved

                   Prop address   19 SUBLIME GLADE CARRAMAR  WA  6031

                   Land            Lot 72 P 13455 Vol 1585 Fol 777

                   Descriptio      SINGLE HOUSE – PATIO ADDITIO

                   Applicant       ALLWEST PATIOS

                   File Number   P07/1105V01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA06/0204      20/03/2006    LISA M POWELL                                                  5                     $3,187.00         Approved

                   Prop address   2/72 AMBERTON AVENUE GIRRAWHEEN  WA  6064

                   Land            Lot 60 Vol 2610 Fol 624 S/P 24554

                   Descriptio      GROUPED DWELLING - PATIO ADDITION

                   Applicant       FACTORY DIRECT

                   File Number   P11/1434V01

DA06/0206      20/03/2006    STEPHEN R SOER                                               3                     $2,600.00         Approved

                   Prop address   7 TRENT COURT KOONDOOLA  WA  6064

                   Land            Lot 2 Vol 2034 Fol 410 S/P 28234

                   Descriptio      GROUPED DWELLING  - PATIO ADDITION X 2

                   Applicant       FACTORY DIRECT

                   File Number   P16/0759V01

DA03/0009.01  24/01/2006    CRAIG S ASHURST                                              39                    $0.00              Approved

                   Prop address   51 BURNETT DRIVE CLARKSON  WA  6030

                   Land            Lot 31 P 22848 Vol 2145 Fol 885

                   Descriptio      HOME BUSINESS (CATEGORY 2) - KINESIOLOGY PRACTICE

                   Applicant       CS ASHURST

                   File Number   P08/0252v01

DA03/0777.01  14/03/2006    LEANNE M DEEGAN & CHRISTOPHER J MCCOMBIE    7                     $0.00              Approved

                   Prop address   17 BREAKSEA WAY RIDGEWOOD  WA  6030

                   Land            Lot 630 P 20221 Vol 2025 Fol 876

                   Descriptio      HOME BUSINESS - CATEGORY 2 - PICTURE FRAMING

                   Applicant       CJ MCCOMBIE

                   File Number   P28/0120v01

DA03/0971.02  14/02/2006    ANDRE ARM & DOMINIQUE ARM                             24                    $0.00              Approved

                   Prop address   8 WESTMINSTER PLACE ALEXANDER HEIGHTS  WA  6064

                   Land            Lot 5109 P 12813 Vol 1530 Fol 149

                   Descriptio      HOME BUSINESS - CATERGORY 2  - BEAUTY SALON

                   Applicant       A ARM, D ARM

                   File Number   P01/0720V01

DA04/0115.02  08/02/2006    DARIN R ANTONELLO & NATALIE S ANTONELLO        28                    $0.00              Approved

                   Prop address   10 ASHLEY AVENUE QUINNS ROCKS  WA  6030

                   Land            Lot 392 P 7418 Vol 1284 Fol 040

                   Descriptio      HOME BUSINESS - CATEGORY 2 - HAIRDRESSING - 2ND RENEWAL

                   Applicant       NS ANTONELLO

                   File Number   P27/1570v01

DA04/0143      10/03/2004    WENDY M SIEMSEN & DAVID N SIEMSEN                  384                  $1,000.00         Refused

                   Prop address   107 CASUARINA WAY WANNEROO  WA  6065

                   Land            Lot 165 P 15402 Vol 1718 Fol 887

                   Descriptio      SINGLE HOUSE - COMMERCIAL VEHICLE PARKING

                   Applicant       DN SIEMSEN, WM SIEMSEN

                   File Number   P34/1668V01

DA04/0147.02  03/02/2006    RACHEL J DALY                                                  31                    $0.00              Approved

                   Prop address   5 AMERY ROAD HOCKING  WA  6065

                   Land            Lot 488 D 92335 Vol 2113 Fol 698

                   Descriptio      HOME BUSINESS - CATEGORY 2 - HAIR DRESSING - 3RD  RENEWAL

                   Applicant       RJ DALY

                   File Number P13/0037v01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA04/0346.02  13/02/2006    WENDY L TRANDOS & MICHAEL J TRANDOS             25                    $0.00              Approved

                   Prop address   5 BANTRY BEND MINDARIE  WA  6030

                   Land            Lot 1132 P 24245 Vol 2197 Fol 752

                   Descriptio      HOME BUSINESS - CATEGORY 2 - HAIRDRESSING

                   Applicant       WL TRANDOS

                   File Number   P22/1278v01

DA04/0451.01  02/02/2006    ADRIANE BLICKS & SVEN O BLICKS                         32                    $0.00              Approved

                   Prop address   4 NEVIS PLACE WANNEROO  WA  6065

                   Land            Lot 242 P 21484

                   Descriptio      HOME BUSINESS - CATEGORY 2 - BOWEN MASSAGE

                   Applicant       A BLICKS

                   File Number   P34/1908v01

DA04/0510.01  01/02/2006    LEON V RODRIGUEZ & MARY Y RODRIGUEZ             33                    $0.00              Approved

                   Prop address   2 INGHAM WAY BUTLER  WA  6036

                   Land            Lot 231 DP 31249 Vol 2516 Fol 459

                   Descriptio      HOME BUSINESS - CATEGORY 2 - MASSAGE

                   Applicant       MY RODRIGUEZ

                   File Number   P05/0991V01

DA04/0558.01  24/02/2006    JEANETTE I GUNNING & TREVOR H GUNNING          16                    $0.00              Approved

                   Prop address   92 TRANQUIL DRIVE CARRAMAR  WA  6031

                   Land            Lot 2 D 68577 Vol 1705 Fol 696

                   Descriptio      HOME BUSINESS - CATEGORY 2 - COOKING

                   Applicant       JI GUNNING

                   File Number   P07/0003v01

DA04/0597.01  14/02/2006    STEPHEN W BOWMAN                                         30                    $200,000.00      Approved

                   Prop address   638L TWO ROCKS ROAD YANCHEP  WA  6035

                   Land            Lot 133 D 40405 Vol 1703 Fol 983

                   Descriptio      SINGLE HOUSE

                   Applicant       DE ROSSI & CO PTY LTD

                   File Number   P32/0613V01

DA04/0843.02  01/02/2006    TERESA A DE JAGER                                           33                    $0.00              Approved

                   Prop address   44 SEAHAM WAY MINDARIE  WA  6030

                   Land            Lot 379 DP 25561 Vol 2211 Fol 65

                   Descriptio      HOME BUSINESS - CATEGORY 3 - BEAUTY THERAPY

                   Applicant       TA DE JAGER

                   File Number   P22/1500v01

DA04/0867.01  07/02/2006    CARL R NICHOLAS & RUTH D NICHOLAS                  29                    $0.00              Approved

                   Prop address   16 CARRAMAR ROAD CARRAMAR  WA  6031

                   Land            Lot 2113 DP 36914 Vol 2551 Fol 092

                   Descriptio      HOME BUSINESS - CATEGORY 3 - SERVICING OF OFFICE EQUIPMENT

                   Applicant       CR NICHOLAS, RD NICHOLAS

                   File Number   P07/0753v01

DA05/0161.01  23/02/2006    CAROL A HINCHCLIFFE                                        17                    $0.00              Approved

                   Prop address   20 BINSTEAD COURT KOONDOOLA  WA  6064

                   Land            Lot 808 P 11462 Vol 1429 Fol 349

                   Descriptio      HOME  BUSINESS - CATEGORY 2 - SETTLEMENT AGENT

                   Applicant       CA HINCHCLIFFE

                   File Number   P16/0604v01

  Development Applications determined for Period                City of Wanneroo

  WHERE (Issued_date BETWEEN 01/03/2006 00:00:00 AND 31/03/2006

Note:  Estimated cost not provided on applications for use only or where a flat fee is applicable

  Ram Id      Date          Owners                                                           Days               Est Cost        Decision

DA05/0226.01  06/02/2006    WILLIAM A DUKE & SUSAN J HUEPPAUFF                 30                    $0.00              Approved

                   Prop address   33 WILLESPIE DRIVE PEARSALL  WA  6065

                   Land            Lot 239 P 23905 Vol 2182 Fol 941

                   Descriptio      HOME BUSINESS - CATEGORY 2 - NURSING AGENCY

                   Applicant       WA DUKE

                   File Number   P25/0061v01

DA05/0435      16/06/2005    CARIN PTY LTD                                                   69                                         Refused

                   Prop address   38 BARETTA ROAD WANGARA  WA  6065

                   Land            Lot 286 P 12575

                   Descriptio      VEHICLE SALES/ HIRE PREMISES - ADDITIONAL VEHICLE DISPLAY AREA

                   Applicant       T VARLEY, S RUPPELL

                   File Number   P33/0189V01

DA05/0557      29/07/2005    DIONNE J ARSLANOSKI & ZEKIMEREM                     155                  $6,000.00         Approved

                   Prop address   19 PENNYGUM PLACE MARIGINIUP  WA  6065

                   Land            Lot 16 D 96851 Vol 2195 Fol 397

                   Descriptio      SINGLE HOUSE - SHED ADDITION

                   Applicant       Z ARSLANOSKI

                   File Number   P20/0024v01

DA05/0656      05/09/2005    DARREN E POTTER, MELISSA M POTTER, ROBERT    141                  $3,000.00         Approved

                   Prop address   64 JADE LOOP CARABOODA  WA  6033

                   Land            Lot 19 DP 24941 Vol 2205 Fol 826

                   Descriptio      SINGLE HOUSE - VERANDAH ADDITION - SPECIAL RURAL

                   Applicant       DE POTTER

                   File Number   P06/0036V01

DA05/0720      03/10/2004    ASCOLI HOLDINGS PTY LTD & ANTHONY W              382                  $480,000.00      Approved

                   Prop address   9 PROFIT PASS WANGARA  WA  6065

                   Land            Lot 303 DP 45312 Vol 2599 Fol 641

                   Descriptio      FACTORY/SHOWROOM

                   Applicant       AW LANGLEY

                   File Number   P33/0448V01

DA05/0738      06/10/2005    WESTACRES INVESTMENTS (AUSTRALIA) PTY LTD    99                    $1,300,000.00    Approved

                   Prop address   20 NINGALOO BEND CLARKSON  WA  6030

                   Land            Lot 466 DP 38752 Vol 2566 Fol 111

                   Descriptio      GROUPED DWELLING - 8 UNITS

                   Applicant       WESTACRES INVESTMENTS (AUSTRALIA) PTY LTD

                   File Number   P08/1637V01

 

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