Rps australia east pty ltd
Download 0.86 Mb. Pdf ko'rish
|
- Bu sahifa navigatsiya:
- 3.8.4 Electricity
- Figure 17
- 3.8.5 Gas
- 3.8.6 Telecommunications
- Residential Investigation
- Table 12: Ultimate urban residential dwelling and population capacity estimates by precinct Precinct Land Classification
- Total 304 757
- Total 580 1,446
- Total 1,138 2,838
- Total 448 1,117
- Total
- A total urban/residential dwelling capacity of 2,282 dwelling units, representing a net increase of 1,384 dwelling units; and
- 4.3.1 Existing centres
- 4.3.2 ANEF constrained area
|
3.8.3 Stormwater There is currently no district-wide approach to the management of stormwater in the Helena Valley study area, with new development areas considered on a case by case basis in accordance with contemporary water management principles (as defined by the WAPC’s Better Urban Water Management guidelines 12 ).
Local Water Management Strategies have been prepared and adopted for recently approved LSIP areas either side of the established residential area in the west of the locality, with detailed urban water management strategies/plans required at subsequent subdivision and development stages. Whilst best practice local water management principles and WAPC guidelines suggest that a District Water Management Strategy (DWMS) is required to inform and support any Metropolitan Region Scheme and/or Town Planning Scheme amendments, the existing developed nature of much of the study area and limited extent of future potential urban expansion areas suggests that a single DWMS for the locality may not be appropriate. However, a coordinated approach to the preparation of water management strategies (either district or local level) should be advocated where possible to deliver the most efficient and sustainable water management outcomes for Helena Valley. 3.8.4 Electricity The study area is currently traversed by a 330kV power transmission line running in north-south alignment through the existing MRS Parks and Recreation reserve (Riverside Park), Lots 212-214 (No.1805, 2005 and 2215) Helena Valley Road, and then south east along Helena Valley Road and through rural-residential properties towards Beelu National Park (refer Figure 17). No development is permitted to occur within this 60m wide easement. A 132kV High Voltage Overhead Transmission Line also traverses the site, in an east-west alignment generally along Helena Valley Road. This transmission line links to existing Western Power zone substations in Darlington (east), Hazelmere and Midland Junction. Underground power supply is provided to residential lots in the western urban area of Helena Valley, whilst the balance of locality is served by overhead lines. Forecast remaining capacity for each of the substation zones over the next 20 years is summarised below 13 ,
Table 11: Remaining power capacity within substation zones, 2013 - 2031 Area 2013 2016 2021 2026 2031 Hazelmere 5-10 MVA 5-10 MVA < 5 MVA 15-20 MVA 10-15 MVA Darlington 20-25 MVA 15-20 MVA 10-15 MVA 5-10 MVA < 5 MVA Midland Junction 5-10 MVA 25-30 MVA 20-25 MVA 10-15 MVA 5-10 MVA
12 WAPC (2008), Better Urban Water Management, Western Australian Planning Commission, Perth. 13 Western Power (2013), Network Capacity Mapping Tool, most recently accessed 25 October 2013 at ncmt.westernpower.com.au
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 34 From the above table it can be seen that capacity is forecast to remains in the network over the next 20 years, however this capacity would appear to be constrained in the Hazelmere zone (western portion of Helena Valley including existing Residential Cell A) until 2022/23, and in the Darlington Zone (eastern portion of Helena Valley) from around 2025 onwards. Whilst power capacity is not considered a critical constraint or fatal flaw to future urban development in the Helena Valley, proponents/landowners should proactively engage with Western Power to confirm appropriate power supply arrangements in advance of subdivision/development. 3.8.5 Gas Reticulated gas supply is available within Helena Valley Residential Cell A via medium pressure (40kPA) gas mains extending south from Koongamia/Bellevue (crossing the Helena River at the existing pedestrian crossing point). Residential Cell B also has access to reticulated gas with medium-low pressure (6.5kPA) lines traversing the area. The remainder of the locality, including Residential Cell C does not currently have access to the reticulated gas network. 3.8.6 Telecommunications All telecommunications services are readily available in the locality, with Broadband ADSL2+ services currently available via connection to one of three exchanges at Midland, Greenmount and Darlington. In 2006, approximately 51% of households had broadband connection, 24% had dial-up connections, and 22% had no internet connection 14 . In 2011, 80% of households had a broadband connection, with only 2% remaining on dial-up and 12% still without a connection 15 . This increase in broadband access and usage within the Helena Valley demonstrates the availability and viability of gaining broadband services has significantly improved over the last five years. This provides significant benefits to residents of the Helena Valley in terms of social inclusion, lifestyle, education and flexible working arrangements. Through implementation of the National Broadband Network (NBN), residents will gain further benefit from access to much higher broadband speeds than present. Whilst not within the NBN’s current three-year rollout plan, fibre services are expected to be provided within the next ten years. Furthermore, any new developments for over 100 dwellings will be required to supply pit and pipe infrastructure (at developer’s cost), ready for installation of new fibre networks (by NBN Co.) within three years of civil works 16 .
14 ABS (2006), 2006 Census of Population and Housing, cat.no.2001.0, Australian Bureau of Statistics, Canberra 15 ABS (2011), 2011 Census of Population and Housing, cat.no.2001.0, Australian Bureau of Statistics, Canberra 16 NBNCo (2011), Fact Sheet: New Developments, NBNCo, Sydney. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 35 4.0
FUTURE LAND USE PLAN 4.1 Residential development Helena Valley is characterised by predominantly larger home sites, though existing and expected future demand for smaller land holdings and dwelling sizes as the local population continues to age will be increasingly evident. Planned residential expansion is expected to introduce on average smaller single residential home sites reflective of that offered in most new land estates. There is, however, still a clear need to facilitate areas of medium density and/or opportunities for aged housing as the suburb moves through its lifecycle. Areas considered well suited to controlled medium density and/or the provision of aged or Over 55’s type accommodation are discussed further within the precinct specific commentary. The majority of Residential growth in Helena Valley will be delivered primarily through implementation of known approved expansion areas (e.g. where LSIPs have been endorsed or subdivision/planning approval granted), or through the development of new investigation areas not currently zoned urban. Some capacity may also exist for residential infill development within the established residential area north of Helena River, however this would be subject to the provision of infill sewerage infrastructure (not currently committed). While land in proximity to Frederic Street and Noel Street is sewered, land to the immediate south remains unsewered. This study acknowledges the merit in providing reticulated sewer where viable to the established residential area, and ultimately investigating opportunities for redevelopment. At this time, however, no assumptions are made regarding that sewer extension viability and dwelling numbers within this particular precinct are assumed to remain broadly at current levels until the extent of, if any, further sewer infill program is known. Figure 18 provides a conceptual future land use plan for the Helena Valley. Existing and future residential land use within the study area is identified on the plan as having three categories:
Existing Residential : reflecting the established areas previously identified in this report as Residential Cells A, B and C. These areas are identified as established and generally not subject to consideration for further development, unless further infill sewerage programming dictates otherwise. The study assumes that growth in local population and dwelling numbers will result from development outside of these areas.
Residential Expansion : reflecting areas that have been planned and approved (e.g. LSIPs, planning approvals) for urban development, but as yet remain undeveloped. These areas are located along Helena Valley Road, and represent an extension to existing residential areas (previously identified as Residential Cell A). The anticipated dwelling numbers and resultant population growth occurring from these areas is taken as approved for the purpose of quantifying growth.
: applies to three locations considered to have further urban development potential, subject to the resolution of identified environmental and servicing constraints. These areas are identified for investigation only and, unlike the stated expansion areas, have no approved status. This study applies a conservative estimate of dwelling yields and therefore population growth from the investigation areas, and should be treated as a guide only to potential overall growth in Helena Valley, rather than a literal indication of yield outcomes or even development potential. Notwithstanding the planning rationale behind the identification of the Residential Investigation areas, detailed site planning having regard to environmental constraints, drainage and flooding, topography, civil engineering and other key issues will be necessary to establish the extent of development potential, if any. Based on the identification of existing and future residential areas on the Land Use Plan, the following dwelling and associated population estimates are provided:
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 36
1 Existing Residential 0 0
Residential Expansion 109
272
Residential Investigation 195 485
Total 304 757 2 Existing Residential 580 1,446
Residential Expansion 0 0
Residential Investigation 0 0 Total 580 1,446 3 Existing Residential 58 145
Residential Expansion 460 1,147
Residential Investigation 620 1,546
Total 1,138 2,838 4 Existing Residential 260 648
Residential Expansion 0 0
Residential Investigation 188
469
448 1,117 5 Existing Residential 0 0
Residential Expansion 0 0 Residential Investigation 0 0
Total 0 0 Overall Existing Residential 898 2,239 Residential Expansion 569 1,419 Residential Investigation 1,003 2,500 Total 2,470 6,157
In considering the Land Use Plan and potential dwelling/population numbers, the following assumptions and key factors should be noted:
Assumes a long term downward trend in the number of persons per occupied dwelling consistent with population and demographic forecasts for the area. Population estimates above assume 2.77 persons per dwellings (down from 2.9 persons as recorded in the 2011 Census).
Assumes a long term downward trend in the housing occupancy rate, from 94.4% as recorded in the 2011 Census down to 90% in line with the Perth metropolitan average.
consistent with targets set by the Shire of Mundaring draft Local Planning Strategy. For the purpose of this study, a multiplier of 0.7 has been used to scale the ‘Gross Area’ to ‘Net Area’.
variation in densities is recommended, with smaller lots and aged persons accommodation recommended in proximity to local centres and community facilities, and larger lots where interfacing with areas of remnant vegetation, bushfire hazard areas etc.
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 37
No future residential development within Precinct 5, with continuation of rural residential land use preferred. From the above table it can be seen that potential may exist for some 2,470 total residential dwellings across the study area, excluding any rural residential dwellings which are assumed to remain broadly at current supply levels. This constitutes an additional 1,572 dwellings over and above current levels, which would potentially increase the residential population of the area from 2,458 to approximately 6,157 people (not including the 300 – 400 residents likely remaining in rural residential areas). Given the servicing, environmental and other constraints affecting the Residential Investigation area in Precinct 4, it is unlikely that significant urban residential development will occur in this area in the short to medium term. Accounting for this, a more realistic and defendable capacity estimate is provided as follows:
1,384 dwelling units; and
A total urban/residential population capacity of 5,689 people, representing a net increase of 3,231 people.
It is also noted that the proposed MRS amendment areas to the north and south of the Helena Valley study area have the potential to further increase the urban/residential population as follows:
– An additional 600 dwellings (300-400 in the short to medium term), with an estimated residential population capacity of 1,500 people.
– An additional 350 dwellings, with an estimated residential population capacity of 872 people. Although these future development sites lie outside of the Helena Valley study area, their close proximity means that there will inevitably be a functional relationship between the areas, and an element of common demand/usage of local services and facilities (e.g. movement networks, commercial centres and community infrastructure).
The Helena Valley Primary School adequately caters to the existing residential population. Discussion with the Department of Education has confirmed there are no current plans to change school site provision in the Helena Valley area. Accordingly, no attempt has been made at this time to consider any future land requirements. However, given the potential extent of future residential development outlined above (combined with potential future development of the adjacent Bellevue and Bushmead sites), further consultation with the Department of Education at an early stage (rather than as part of detailed site specific planning proposals) is recommended. 4.3 Commercial and industrial land supply Consideration of commercial and industrial development within the study area has examined existing uses, opportunities for new development and potential land use options for sites otherwise not suitable for residential development (e.g. within the ANEF 25+ noise contour). This study has identified several opportunities, although any further increases in commercial or industrial floorspace should be assessed under a (revised) Local Commercial Strategy and/or site specific demand assessment. 4.3.1 Existing centres The following two local retail/commercial centres are to remain:
– A local centre which offers the normal level of local convenience needs. The Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 38 centre appears to be appropriately developed for its location and service offerings and is not expected to warrant further expansion, although this will need to be considered as part of any future Local Commercial Strategy review and in the context of nearby residential development in Helena Valley, Bellevue and Bushmead.
Scott Street – A local centre which primarily caters to local medical / health service needs. The centre appears to be underdeveloped and capable of supporting further expansion to support a substantial increase in local population demand. Expansion opportunities are available either immediately on site or on the opposite side of Scott Street, and it is well located to serve an increasing population catchment to the west (within Helena Valley Precincts 1 and 3), north west (Bellevue MRS amendment area) and south west (Bushmead). Although further away from Bellevue and Bushmead than the Torquata Boulevard centre, the Scott Street centre is better served by direct road links to these nearby development areas and appears to have greater expansion potential. Again, the ultimate amount of sustainable commercial floorspace in this location will require further consideration as part of any future Commercial Strategy review.
The western-most extent of the Helena Valley study area adjacent to Roe Highway and within the ANEF 25 noise contour is not suitable for residential land use, and therefore, warrants further investigation of alternative non-residential land uses. RPS Economics has undertaken a high level review of non-residential land use options for the ANEF constrained land (refer Appendix 2 for the full advice), and found that ‘Light / Service Industrial’ is the likely highest and best land use for the area, largely due to its accessibility characteristics, low level of amenity and proximity to nearby industrial and residential uses. The following additional land use options were considered, but were found to be less suitable / viable in this location:
– These land uses will benefit greatly from the surrounding and regional population growth, however, delivery of these land uses will largely be directed into specified activity centres in the region – particularly within the Midland Centre. Local economic drivers are strong, however, the co- location of surrounding land uses, catchment constraints and lack of direct highway / regional road frontage reduce the potential for the site in terms of its retail and bulky goods potential.
Business Park – These uses are typically delivered in or nearby strategic centre locations and in that respect the location is relatively well suited to business park uses, however, competitive business parks closer to Midland would likely be more viable and have better accessibility to services (co-located uses) and be more accessible by road and rail. Demand for business parks are driven by regional economic growth and surrounding residential growth will have a lower bearing on the demand for the land use.
– These land uses have similar drivers to light industrial uses, however are driven more heavily by regional demand drivers. While there is strong evidence that the regional economic drivers will lead to demand for heavy industrial uses including through strong population growth and increased freight demand, the subject land does not appear to be the most appropriate location for such uses due to nearby residential catchment and relatively small land availability. While light / service industrial land uses have been identified as the most viable / suitable in this location, any proposals to rezone and/or develop the land for industrial or commercial land uses should be supported by detailed justification and technical reporting demonstrating its appropriateness in terms of:
Management of environmental impacts in terms of land use interface/buffers, preservation of local flora/fauna assets, wetland and river corridor interface, stormwater management etc;
Adequate provision of necessary utilities services;
Transport networks, specifically in terms of traffic generation, capacity and efficiency of local and regional roads, road safety and provision of pedestrian/bicycle links to nearby residential areas (including Bellevue Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 39 to the north).
and
Local streetscape and amenity preservation, having regard for the area’s role as a gateway entrance to the Helena Valley and transition between residential (Helena Valley) and industrial (Hazelmere) land uses.
Download 0.86 Mb. Do'stlaringiz bilan baham: 
|