Rps australia east pty ltd
Download 0.86 Mb. Pdf ko'rish
|
- Bu sahifa navigatsiya:
- 2.10.5 Midland Revitalisation Charrette
- 2.10.6 Bushmead MRS Amendment
- 2.10.7 Bellevue MRS Amendment
- 3.1.2 Geology and soils
- 3.1.3 Acid Sulfate Soils
- 3.1.4 Hydrology
- 3.1.5 Vegetation and Flora Figure 13
- 3.1.6 Fauna
- 3.1.7 Contamination
- 3.1.8 Land use constraints
- 3.1.9 Aboriginal heritage
- 3.1.10 European heritage
- Clayton Farm (place number 03839)
|
2.10.4 Bellevue East Land Use Study In 2012 the City of Swan appointed consultants to conduct a land use study for Bellevue East, being that area immediately south east of the Roe Highway and Great Eastern Highway interchange, extending as far south as Wilkins Street. The Bellevue East Land Use Study (BELUS) was intended to set a direction for development and revitalisation of the area, identifying critical short to medium term interventions and actions to facilitate desired land use outcomes. This was largely in response to public concerns associated with the encroachment and expansion of industrial/commercial developments, and the operation of existing businesses within the existing predominantly residential neighbourhood. A series of government agency and community workshops were held in undertaking the Bellevue East Land Use study, with formal advertising subsequently taking place between March and May 2013. The City of Swan adopted the BELUS in August 2013, with the following study findings and recommendations being of relevance to the Helena Valley area:
northwards to Horace Street. Also identifies a potential pedestrian link over the railway in the proximity of Bellevue Road. Both potential links present opportunities to improve north-south movement linkages and ties to the Midland/Midvale area.
Recommends that the City request the Passenger Transport Authority (PTA) reinvestigate the possibility for a rail station ‘within or near’ the study area in light of the proposed increase in residential development and general increase in activity.
Recommends the City request the PTA investigate the potential for Clayton Street to accommodate improved east-west bus services, connecting Koongamia with Bellevue and ultimately the future Midland Health Campus and train station further west.
In 1997, the Midland Charrette was held by the then Ministry for Planning and the City of Swan to generate ideas for revitalisation in the Midland area and surrounds. The Charrette recommended the establishment of a redevelopment authority, with the Midland Redevelopment Authority subsequently established in 2000. During the Charrette, Main Roads WA identified the lack of an alternative north-south distributor road parallel to (east of) the Roe Highway as a challenge for non-strategic traffic movements in the locality. The extension of Katharine Street north of Clayton Street, over the railway and linking into Horace Street (and then Great Eastern Highway) was contemplated as a potential solution to this issue, however, has not been implemented to date. This option is again being considered as part of the Bellevue East Land Use Study, and has the potential to facilitate improved district traffic movements between Helena Valley and key employment/activity areas via Katharine Street.
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 14
Located immediately south west of the study area (and within the City of Swan), the ‘Bushmead Rifle Range’ site was previously owned and operated by the Commonwealth Government Department of Defence until its sale to Dunland Property Pty Ltd in 2010. No longer used for defence activities, the opportunity now exists to develop those cleared portions of the site with reduced environmental significance for residential purposes. An amendment to the MRS (MRS Amendment No. 1242/41) is currently being pursued to facilitate this outcome, seeking to transfer portions of land from the ‘Public Purpose – Commonwealth Government’ and ‘Parks and Recreation’ reservation to the ‘Urban’ and ‘Urban Deferred’ zone to facilitate further structure planning and subdivision of the land. A concurrent amendment to the City of Swan Local Planning Scheme No.17 is also being sought (as previously described in Section 2.9 of this report). An extract of the proposed MRS amendment map is provided at Figure 10. Preliminary Structure Planning for the area suggests the subdivision and development of two urban cells, one in the north western portion of the site, accessed from Midland Road, and another in the eastern portion of the site, accessed by Sadler Drive and Ridge Hill Road. Residential densities ranging between R5-R15 and R30-R60 are contemplated, with open space and recreation needs met through a network of local and neighbourhood parks. Discussions with the proponent have revealed that the Bushmead site is likely to yield in the order of 600 dwellings, although 200-300 of these may only be deliverable in the medium to longer term. Of particular relevance to the Helena Valley study is the western development cell of Bushmead, and its future interface with the adjacent residential area of Helena Valley. This is noted as a key recommendation/action in the Shire of Mundaring draft Local Planning Strategy: “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.” The opportunity exists, via negotiations as part of the proposed MRS amendment and structure planning process, to further consider the provision of a new road link between Helena Valley Road and the future Bushmead development area (potentially along the western edge of Kadina Brook). The provision of a short access leg (to be removed of its current Bush Forever site status) in this location is provided for via the proposed MRS amendment, however, the ultimate form/function of this link is not clearly defined at this stage. The formalisation of this link as a functional access road, rather than an informal track or fire access/egress point, should be further advocated and secured via detailed structure planning for the site 2.10.7 Bellevue MRS Amendment Located to the north of the study area and south of Wilkins Street in the locality of Bellevue, approximately 33.85ha of land is proposed to be transferred from the ‘Rural’ zone and ‘Parks and Recreation’ reservation to the ‘Urban’ and ‘Rural’ zones. The proposed ‘Urban’ zoning will allow for residential subdivision of the land following a local scheme amendment, detailed structure planning and subdivision approval. The proposed ‘Rural’ zone will provide for less intense private land use within an area affected by the ANEF 25 noise contour (and hence not permitted for residential use). The proposal seeks to facilitate subdivision and development of approximately 350 new dwellings, within close proximity to (effectively bordering) the HVLUS area. The amendment also defines the boundary between the ‘Urban’ zone and ‘Parks and Recreation’ reservation for the Helena River, and is the subject of a Deed of Agreement between the landowner and WAPC with respect to the reserve’s rehabilitation, management and transfer of ownership. Specifically, the owner of Lot Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 15 800 (No.1100 Katharine Street) has agreed to transfer the modified ‘Parks and Recreation’ reserve for the sum of $1.00, and to carry out agreed restoration works and maintain them for a period of 25 years following completion. MRS Amendment 1228/41 commenced advertising for public comment on 13 August 2013, with submissions due by the 15th November 2013. An extract of the proposed MRS amendment map is provided at Figure 11. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 16 3.0
OVERVIEW OF STUDY AREA 3.1 Environment and heritage The following provides a summary of environmental and heritage considerations for the Helena Valley study area, with further environmental advice from RPS Environment provided Appendix 1.
The topography of the project area undulates gently from an elevation of approximately 65m Australian Height Datum (AHD) in the east, where the laterised foothills begin to transition to the Darling Scarp, to an elevation of approximately 11m AHD in the west, where the relatively flat landscape of the Swan Coastal Plain commences (Western Australian Atlas: Shared Land Information Platform, 2012).
The landform unit which underlies the project area is the Forrestfield soil association. This soil association is comprised of predominantly light grey colluvial quartz sands, clays and silts with intrusions of gravel, which may be at the surface or at depth. Creeklines are characterised by clays and sandy clays (Swan Catchment Council, 2004). The Darling Range Rural Land Capability Study 2 identifies the following soil types/land units within the Helena Valley study area:
Guildford (Gf5) and Swan (Sw3) soil types typically found in the western low lying portions of the site and along the Helena River alignment. These soils are typified as being poor draining, and as such, generally unsuitable for residential or rural residential land use/development unless sufficiently planned and constructed to ensure adequate sewerage (no septics) and management/stripping of nutrients from overland water flows (to maintain river water quality).
Forrestfield (F2) soils found in the central and southern portions of the study area, typically characterised as well drained gravelly yellow or brown duplex soils with sandy topsoil. Being better draining, these soils are more capable of supporting residential and rural/residential land uses.
Pockets of Dwellingup (D3), Yalanbee (Y1) and Mambup (Mm1) land units are present in the eastern portions of the study area, and are typically well draining given their gravelly soils and therefore considered capable of supporting a range of residential/rural-residential land uses.
WAPC Planning Bulletin No. 64 has mapped the risk of Acid Sulfate Soils (ASS) occurring for the Helena Valley area. Mapping provided at Figure 12 illustrates extent of the project area identified as having a “High to Moderate” risk and “Moderate to Low” risk of ASS occurring within 3 metres of the natural soil surface. Preliminary ASS investigations are required for any proposed development in areas mapped within these risk categories, to confirm the presence or absence of ASS prior to any site earth works being undertaken.
2 PD King and MR Wells (2012), Darling Range Rural Land Capability Study, Department of Agriculture, Perth. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 17
3.1.4.1
Groundwater Groundwater depth is generally between 15m and 7m in the north western portion of the study area, which is the only area with available data via the Department of Water’s (DoW) Perth Groundwater Atlas. Groundwater flow appears to be in a north-westerly direction across the site towards confluence of the Helena River with the Swan River. Groundwater quality in the area is generally described by the DoW as ‘unsuitable’ for use for domestic irrigation in preference to scheme water, although there is no information available for that area east of Maguire Road/Ridge Hill Road/Scott Street. 3.1.4.2
The Helena River flows from east to west through the Helena Valley study area, and provides the function of a natural drainage channel, transporting overland flows from the surrounding catchment during high intensity rainfall events. The lower reaches of the Helena River can be subject to substantial flooding and the sandy fluvial deposits of its river bed can be subject to erosion, particularly in areas where the fringing vegetation has been degraded or removed. Discussions with the Department of Water has confirmed that 1 in 100 year flood risk mapping was carried out in 1987, identifying areas of floodway and flood fringe for the lower reaches of the Helena River. This flood mapping considered the Lower Helena Pipehead Dam as being in place (reducing flooding frequency/volume further downstream), and identified a clearly defined channel to accommodate water flows during flood events. Importantly, the modelling underpinning the mapping also included allowances for a number of bridge crossings, including the existing bridge at Scott Street along with a crossing at Samson Street (which remains unconstructed). The DoW confirmed that opportunities exist to further review and/or amend the defined floodway to accommodate certain development/land use types (e.g. community facilities, playing fields etc), however such reviews would need to demonstrate that downstream flood levels are not further impacted. To protect the integrity of the Helena River’s water quality, associated riparian vegetation communities, the banks of the watercourse and to mitigate potential flooding, development controls are required to ensure the floodway/flood fringe is protected (and ultimately restored). The Shire of Mundaring intend to introduce such controls through the implementation of a Special Control Area (SCA) under draft Local Planning Scheme No.4 (as discussed in Section 2.7). 3.1.4.3
There are three distinct management categories for geomorphic wetlands in Western Australia, described as:
Conservation (C) - Wetlands supporting a high level of ecological attributes and functions;
Resource Enhancement (RE) - Wetlands which may have been partially modified but still support substantial ecological attributes and functions; and
Multiple Use (MU) - Wetlands with few important ecological attributes and functions remaining. Figure 12 identifies the location of wetlands within the study area, by management category. It confirms the presence of Conservation, Resource Enhancement and Multiple Use category wetlands in the western portion of the site associated with the Helena River floodplain and Kadina Brook. It also identifies a small Conservation category wetland centrally in the study area, affecting ‘Rural Landscape Living’ zoned properties southeast of Katharine Street. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 18 In accordance with the Environmental Protection Authority’s (EPA) Environmental Guidance for Planning and Development (EPA, 2008), it is recommended that development not be proposed within C and RE wetlands or their buffers (50 metres for C and 30 metres for RE). 3.1.5 Vegetation and Flora Figure 13 illustrates that the known locations of Threatened and Priority flora species within the project area are within identified Conservation Priority Areas (as identified in the Shire of Mundaring draft Local Planning Strategy). Threatened Flora are protected under the Wildlife Conservation Act 1950, whilst Priority Flora, are not specifically covered under the Wildlife Conservation Act 1950, however their conservation status warrants some protection. A search of the Environment Protection and Biodiversity Act 1999 (EPBC Act) Protected Matters Search Tool identified 15 threatened flora species and three threatened ecological communities (TECs) that may be present within the project area, with three TECs known to occur within the area:
Corymbia calophylla – Kingia australis woodlands on heavy soils of the Swan Coastal Plain
woodlands and shrublands of the Swan Coastal Plain
Shrublands and woodlands of the eastern Swan Coastal Plain. Appropriate flora and vegetation surveys are required to be undertaken on a site specific basis to identify and assess the values of the existing flora and vegetation upon extents of land proposed to be developed.
The EPBC Act Protected Matters Search Tool identified six threatened fauna species that may be present within the project area (and a radius of five kilometres surrounding the site):
Carnaby’s Black-Cockatoo (Calyptorhynchus latirostris)
Forrest red-tailed black cockatoo (Calyptorhynchus banksia naso)
Baudin’s black cockatoo (Calyptorhynchus baudinii)
Malleefowl (Leipoa ocellata)
Australian painted snipe (Rostratula australis)
Chuditch (Dasyurus geoffroii). As part of future development proposals in the area, appropriate fauna assessments / surveys will be required on a site specific basis to identify and assess the values of the existing habitat for species of conservation significant fauna. 3.1.7 Contamination A search of the Department of Environment and Conservation’s (DEC) Contaminated Sites Database was conducted on 31 July 2012, which indicated that one site was recorded within the project area. The landholding at 164 Scott Street (Lot 47 on diagram 46741), Helena Valley has been classified by the DEC as “Remediated for Restricted Use”, and is restricted to commercial / industrial use due to the presence of hydrocarbons in the soil. The location of this contaminated site is illustrated at Figure 14. In order to identify if any addition potential contamination constraints are likely to impact potential development within the project area, a regional Preliminary Site Investigation should be undertaken to detect if any additional potential constraints are present within the project area and where further assessment may be required. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 19
WAPC Statement of Planning Policy 5.1 Land Use Planning in Vicinity of Perth Airport, gives force to Australian Noise Exposure Forecast (ANEF) contours for Perth Airport. These measure the anticipated cumulative noise impacts over a year for future flight movements. ANEF 20, 25 and 30 contours have been identified in draft LPS4, and designated as a Special Control Area (as noted in Section 2.7 of this report). This SCA applies to the western portion of the Helena Valley study area adjacent to the Roe Highway (that land currently zoned Rural under the MRS). Generally, residential land uses are not permitted within the ANEF 25 contour, whilst specific residential development requirements will apply to any proposed residential development within the ANEF 20 contour (and outside the 25 contour). Inside of the ANEF 25 contour, certain non-residential land uses, including service commercial, may be permitted subject to necessary zonings and development controls.
Registered Aboriginal Heritage Sites and Other Heritage Places are protected under the Aboriginal Heritage Act 1972 . According to the Department of Indigenous Affairs (DIA) Aboriginal Heritage Database, there are some 14 “Registered Aboriginal Heritage Sites” and 16 “Other Heritage Places” falling within the study area. Should development be proposed in areas where Aboriginal sites have been identified, it is recommended that advice be sought from the DIA or a specialist Aboriginal Heritage Consultant to ensure compliance with the Aboriginal Heritage Act 1972. Additionally, should any Aboriginal objects be identified or unearthed during development activities then under the Aboriginal Heritage Act 1972, the findings must be reported to the DIA. 3.1.10 European heritage A search of the State Heritage Office’s database revealed that two places listed on the State Register of Heritage Places within the study area (refer Figure 14):
Belle View / Helena Farm (place number 3836) – This place incorporates most of Lot 800 (No.1100) Katharine/Wilkins Streets, which falls mostly outside of the study area, but does extend into the north western portion of the study area. The place comprises single-storey, brick and iron, Victorian Regency style residence, together with stables and former barn.
Clayton Farm (place number 03839) – This place comprises a portion of Lot 27 (No.110) Clayton Road, Helena Valley, and relates to a two storey brick and iron residence in the Victorian Georgian style (1861), a single storey brick and iron cottage in vernacular style (c.1850s), and a brick lined well, in a rural setting relating to the Helena River. The place is the oldest remaining farmhouse on the Helena River, retains a high degree of integrity and authenticity, and is an excellent example of its style. It is a rare, intact example of a two-storey colonial homestead that was built on a portion of a land grant made in the first three years of colonial settlement, as part of the system of land grants involving narrow land parcels with river frontage. 3
Heritage Places are protected under the Heritage of Western Australia Act 1990. Should development be proposed upon any place listed on the Register of Heritage Places, it is recommended that advice be sought
3 SHO (2012), State Heritage Register, State Heritage Office, Perth. Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 20 from the State Heritage Office or a specialist European Heritage Consultant to ensure compliance with the Heritage of Western Australia Act 1990 .
Download 0.86 Mb. Do'stlaringiz bilan baham: 
|