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- Aircraft Noise Exposure Forecast (ANEF)
- Special Design Area No.2
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- LSIP No. Affected Lots Location Zoning/Development Type Lots / Dwelling
- 2.10.3 Hazelmere Enterprise Area Structure Plan
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Part
Area (ha) Category MRS Zoning / Reservation Within Study Area (Y/N) 213
Bushmead Bushland, Swan A 24.99 Bush Forever reserves (existing or proposed) Parks and Recreation Reserve N B 101.4 Government lands or public infrastructure Public Purpose – Commonwealth Government Reserve N 215 Helena River, Helena Valley A 44.41 Bush Forever reserves (existing or proposed) Parks and Recreation Reserve Y B 33.27 Regional Creeklines (with mapped vegetation) Rural Zone Y 216 Adelaide Crescent Bushland, Helena Valley A 3.74
Bush Forever reserves (existing or proposed) Parks and Recreation Reserve
Y B 10.92 Rural Lands Rural Y Statement of Planning Policy 2.8 (SPP2.8), Bushland Policy for the Perth Metropolitan Region, seeks to ensure bushland protection and management issues in the Perth Metropolitan Region are appropriately addressed and integrated with broader land use planning and decision-making. The policy recognises the protection and management of significant bushland areas as a fundamental consideration in the planning process, while also seeking to integrate and balance wider environmental, social and economic considerations. Future planning and development decision making within the Helena Valley will need to have regard to the provisions of SPP2.8 with regard to the protection and management of significant bushland areas.
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 8
The Foothills Structure Plan was released by the WAPC in 1992 to provide a framework for the development of the foothills area (generally between the Helena River and the Tonkin/Albany Highway interchange) to the year 2021. Although now somewhat dated and superseded by other strategic planning documents such as Directions 2031, some of the Structure Plan’s key principles remain relevant as they apply to the subject land.
The Foothills Structure Plan covers that portion of the Helena Valley as far north as the Helena River, and east to Ridge Hill Road. It identifies land north and south of Helena Valley Road as largely suitable for urban uses, reflecting both the existing MRS urban zone of the time along with areas considered appropriate for ‘future urban’. The northernmost area along the Helena River is identified for ‘Regional Open Space’, whilst balance areas are nominated as being suitable for ‘Landscape Protection’ (reflecting existing land use/development constraints including aircraft noise contours in the west and vegetation/topography in the east). Roe Highway and a portion of Helena Valley Road are identified as ‘Primary Distributor Roads’, whilst Ridge Hill Road, Midland Road and the remainder of Helena Valley Road are identified as ‘District Distributor Roads’. The general pattern and distribution of land uses shown over the Helena Valley area remain broadly appropriate in responding to key land use constraints, although the following matters should be noted:
The Bushmead area immediately south of the study area is no longer identified as appropriate for wholly urban land use. The site will be largely retained as a regional reserve for bushland retention, with some limited areas identified for potential urban development.
The exact alignment and extent of potential urban land use in the Helena Valley is subject to further investigation as part of this study and other more detailed investigations. 2.6 Shire of Mundaring Draft Local Planning Strategy The Shire of Mundaring’s Draft Local Planning Strategy has been prepared (concurrent with draft Local Planning Scheme No.4) to set the long term planning direction for the Shire over the next 10 to 15 years. The Strategy provides a strategic link between existing state, regional and local planning frameworks, along with a clear rationale for statutory land use and development controls set by the Local Planning Scheme. The draft Strategy is comprised of two documents, a Strategies Document and a Background Document. The Background Document provides comprehensive qualitative analysis of the municipality, from which a series of recommendations and actions are identified and presented in the Strategies Document. For those parts of the Shire located on the Swan Coastal Plain, the Strategy recommends increasing residential densities (subject to provision of reticulated sewerage) in close proximity to public transport, shops, schools, employment and other facilities. In this regard, the Helena Valley presents potential opportunities for future residential development, with the Strategy recommending that further investigations be carried out to identify appropriate expansion areas. Specific strategies identified for the Helena Valley locality include (but are not limited to):
Road, whilst providing for appropriate subdivision and development over the balance portion of the lot.
Review levels of service provision over time to accommodate changing community needs.
Investigate opportunities to secure a site for the provision of active open space/recreational facilities south of Helena River.
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 9 recreational facilities for Helena Valley and future Bushmead residents.
Pursue opportunities for improved access and connectivity between Helena Valley and future Bushmead development areas, and improved pedestrian/cycle links along/across the Helena River.
Seek to achieve net residential densities of around 15 dwellings per hectare in identified ‘Development’ zone areas.
Investigate the potential for further subdivision (potentially necessitating an amendment to the MRS) for land north and south of Helena Valley Road between the two existing urban areas, having strong regard for landscape protection, floodplain management and watercourse protection. 2.7 Shire of Mundaring Draft Local Planning Scheme No.4 Draft Local Planning Scheme No. 4 (LPS4) has been prepared by the Shire of Mundaring (concurrently with a draft Local Planning Strategy) to replace the current Town Planning Scheme No.3 (TPS3). Following an advertising period for public comment, draft LPS4 was adopted by the Shire of Mundaring (subject to modifications) in late July 2012. LPS4 will retain its draft status until ultimately endorsed by the WAPC and Minister for Planning. Figure 6 illustrates draft LPS4 zones and reservations as applicable to the study area. Draft LPS4 is generally consistent with existing TPS3 in terms of broad land use distribution in the Helena Valley, although the following variations are noted:
areas in the north west of the study area (within that area zoned ‘Urban’ under the MRS). This will ultimately provide for residential development in accordance with an adopted Structure Plan.
Small Holdings’ zone, applied to two individual landholdings – Lot 27 (No.110) Clayton Road and Lot 2 (No.2670) Helena Valley Road.
A new ‘Conservation’ reserve, generally applied along the Helena River alignment.
‘Recreation’ reserve has also been applied to local parks not previously reserved in TPS3.
Nomination of Helena Valley Road as an ‘Important Local Road’ (with a linear area of ‘Recreation’ reserve on either side of the road reserve, where adjacent to the existing westernmost urban area).
infill sewerage provision and increased land capability. In addition to proposed zonings and reservations, draft LPS4 also introduces the following Special Control Area (SCA) designations to the study area:
Aircraft Noise Exposure Forecast (ANEF) – This SCA applies to all land within the ANEF 20, 25 and 30 contours, which includes the north western portion of the study area near Roe Highway. The draft SCA provisions place further planning controls on land use and development within the area, to ensure implementation of State Planning Policy No.5.1 Land Use Planning in the Vicinity of Perth Airport. Generally, residential land uses are not permitted within the ANEF 25 contour, whilst specific development requirements will apply to any proposed residential development within the ANEF 20 contour (and outside the 25 contour).
– Identifies those areas considered to have a ‘Moderate’ or ‘Extreme’ bushfire hazard level, as determined in accordance with Bush Fire Hazard Assessment Procedures set out by Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 10 Planning for Bush Fire Protection (2001), published by the WAPC and the Fire and Emergency Services Authority (FESA). This SCA applies to large portions of the study area, particularly in the south east where there is steep topography and remnant vegetation, and seeks to implement the requirements State Planning Policy 3.4 Natural Hazards and Disasters and the WAPC’s Planning for Bush Fire Protection
(2010).
– Identifies the known Helena River floodway and flood fringe areas, in accordance with 1 in 100 year flood level levels and associated mapping produced by the Department of Water. This SCA highlights the potential for flooding within the area and provides a mechanism to avoid or minimise flood damage associated with any development in the area.
– Applies to Lot 206 Helena Valley Road, and sets specific development criteria for the acceptability of higher density R30 residential development (as opposed to R20). Figure 7 illustrates draft LPS4 Special Control Areas as applicable to the study area. Once endorsed and gazetted, LPS4 will form the primary local planning mechanism regulating land use and development within the Shire of Mundaring. The key changes proposed by draft LPS4 reflect current thinking with regard to land use permissibility in the Helena Valley study area, providing for limited controlled residential subdivision within a more clearly defined framework of environmental conservation and risk/hazard management.
Shire of Mundaring Town Planning Scheme No. 3 (TPS3) is the operative town planning scheme currently applicable to the subject land area. Originally gazetted in 1994 (and since amended), TPS3 applies the following local zones, reservations (in addition to any regional reservations) and special use permissions within the study area:
Residential zone (of various residential densities, ranging from R2.5 to R30);
Rural Landscape Living zone (either prohibiting further subdivision or applying minimum lot sizes or 2ha or 4ha);
Local Centre zone LC2 (Local Commercial Centre);
Public Open Space reserve;
Public Purposes reserve; and
An additional permitted use (A6) to Lots 237 (No.2340) and Lot 11 Helena Valley Road, for the purposes of a ‘Park Home Park’. Figure 8 illustrates TPS3 zones and reservations as currently applicable to the study area. 2.9 City of Swan Local Planning Scheme No.17 City of Swan Local Planning Scheme No. 3 is the operative town planning scheme currently applicable for adjacent land areas in Hazelmere, Bushmead, Koongamia and Bellevue. Gazetted in 2008 (since amended), the scheme applies the following local zones and reservations (in addition to any regional reservations) adjacent land areas north, west and south of Helena Valley:
Residential zone (with densities generally between R20 to R30 in Bellevue and Koongamia);
Light Industrial zone (north of Clayton Street in Bellevue);
Rural Zone (North of Clayton Street in Belleview); Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 11
Industrial Development Zone (west of Roe Highway); and
Local road reserve (along old Bushmead Railway alignment). In considering the proposed MRS amendment for the old Bushmead Rifle Range site (Ordinary Meeting of Council, 23 May 2012), the City of Swan gave in-principle support for both the MRS amendment and a consequential amendment to Local Planning Scheme No.17 (assessed in parallel with the MRS amendment) that will result in:
Portions of the subject lot being zoned ‘Special Use’ with a requirement for a structure plan to be endorsed under Part 5A of Local Planning Scheme No.17 prior to any further subdivision and development;
Declaration of the subject lot as a ‘Bushfire Prone Area’; and
Identification of required buffer distances and development restrictions with regard to the existing poultry farm on Lot 15 (No.255) and Lot 200 (No.251) Midland Road, Hazelmere. 2.10 Other approvals, studies and planning activity 2.10.1 Shire of Mundaring Local Subdivision and Infrastructure Plans Local Subdivision and Infrastructure Plans (LSIPs) are planning mechanisms required under Shire of Mundaring TPS3 to guide and coordinate subdivision and development and ensure a high standard of design, environmental sensitivity and adequate provision of services. They are generally required to be prepared and adopted prior to the Shire of Mundaring supporting subdivision of land within the Residential and Rural Landscape Living zones, or in other zones where proposed subdivision is of a sufficient scale and character to warrant it. To ensure consistency with contemporary local planning procedures and terminology, draft LPS4 seeks to replace LSIPs with ‘Structure Plans’ as the key mechanism to coordinate residential and rural-residential style subdivision within the Shire. Existing LSIPs approved under TPS3, however, will continue to have statutory force under LPS4 as ‘Structure Plans’. A number of LSIPs have been prepared and adopted within the study area, facilitating subdivision over a number of years and effectively resulting in the pattern of land ownership and development seen today. These LSIPs are summarised below, with their locations illustrated in Figure 9. Table 4: Approved LSIPs LSIP No. Affected Lots Location Zoning/Development Type Lots / Dwelling Units Proposed Current Lots / Dwelling Units 66
1 - 4, 6 - 9 and 15.
1, 5, 9, 13 and 17 Bulkirra Place, and 9, 13, 17 and 19 Adelaide Crescent. Rural Landscape Living 9 9 144 2, 11, 55, 100, 101, 237.
2340, 2460,2500 2540 and 2670 Helena Valley Road Rural Landscape Living 17 6
1-13 25, 27, 29, 31, 33 and 35 The Crescent, 3775 Helena Valley Road, and 1, 3, 5 and 9 Atoifi Gardens Rural Landscape Living 13
13 Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 12
196
1, 91-92, 250-251, 600-602, 305, 315 and 335 Ridge Hill Road, 40 and 46 Maguire Road, and 4010 and 4130 Helena Valley Road Rural Landscape Living 8 8 222 23-24
1260 and 1370 Victor Road
Rural Landscape Living 2 2 285 3, 34, 38- 39, 94-96, 900, 1170, 1350, 1530 and 1710 Clayton Road, and 330 and 460 Fyfe Street
Rural Landscape Living 7 7 296 1-76, 301- 304, 306- 314, 600- 649, 9500 Helena Valley Road, Kemp Court, Barnden Road, Drummond Gardens, Allamanda Gate, Tuckeroo Parade, Steelwood Way, Carabeen Avenue. Residential (R5-R15) 192 136
298 101-129
Allamanda Gate, Melita Drive and Delbi Way. Residential (R20-R30) 29 Lots 53 Dwelling Units 29 Lots (construction works underway) 364
236 2160 Helena Valley Road Residential (R20) 85 Lots 91 Dwelling Units 1 365
212-214 1805, 2005 and 2215 Helena Valley Road Residential (R20-R30 ) 129 3
Total 491 Lots 521 Dwelling Units 214 Lots / Dwelling units 2.10.2 Planning Approval for Park Home Park (Lot 237 and Lot 11 Helena Valley Road) On 8
th February 2011, the Shire of Mundaring Council considered and approved (subject to conditions) the development of a proposed Park Home Park at Lot 237 (No.2340) and Lot 11 Helena Valley Road. The proposed development, also referred to as ‘Helena Valley Residential Resort’, is to comprise approximately 240 individual dwelling units, club house and other associated private recreational activities (e.g. bowling green, tennis court etc). At present, construction of the development is yet to commence, although the proponent has expressed clear intentions to do so in the near future. The proponent is also seeking to expand future Park Home activities further south onto neighbouring Lots 100 (No.2500) and 101 (No.2540), and has been pursuing an amendment to Town Planning Scheme No.3 (Amendment No.83) to designate these properties as having an additional use permission under Schedule 2 of the Scheme. 2.10.3 Hazelmere Enterprise Area Structure Plan The Hazelmere Enterprise Area Structure Plan was jointly produced by the Department of Planning and City of Swan in 2011, providing a framework for coordinated land use planning and providing greater certainty with regard to infrastructure provision, traffic management and environmental protection. The Structure Plan area extends as far east as Bushmead (immediately adjacent to the Helena Valley study area), as well as covering key industrial areas west of the Roe Highway including Hazelmere. The following Structure Plan elements are considered directly relevant to the Helena Valley study:
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 13
A number of ecological corridors are identified, linking the Helena River with other key natural areas (e.g. wetlands, bushland). One such corridor is shown as linking the Bushmead precinct (including Bush Forever Area No. 213) with the Helena River environs in the northwest of the study area.
Potential residential land use contemplated within the Bushmead precinct (as currently being progressed via an amendment to the MRS and associated structure planning).
East of Roe Highway (subject to environmental considerations).
General industrial uses west of Roe Highway. Download 0.86 Mb. Do'stlaringiz bilan baham: 
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