Revised Brookfield Local Centre Outline Development Plan

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Revised Brookfield Local Centre

Outline Development Plan

Prepared by:

RPS AUSTRALIA EAST PTY LTD

PO Box 749

Busselton WA 6280

T: (08) 9754 2898

F: (08) 9754 2885

E: [email protected]

Client Manager: Peter Gleed

Report Number: PR114537

Version / Date: Final / April 2014

Prepared for:

BROOKFIELD ESTATE PTY LTD

9A Park Road

Mt Pleasant WA 6153

T: (08) 9316 4434

F: (08) 9316 4436

Revised Brookfield Local Centre Outline Development Plan

Brookfield Residential Estate, Margaret River

PR114537-5 April 2014 Page i

IMPORTANT NOTE

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright

Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent

of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.

We have prepared this report for the sole purposes of Brookfield Estate Pty Ltd (‘Client’) for the specific purpose of only

for which it is supplied (‘Purpose’). This report is strictly limited to the purpose and the facts and matters stated in it and

do not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents

provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where

we have obtained information from a government register or database, we have assumed that the information is

accurate. Where an assumption has been made, we have not made any independent investigations with respect to the

matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client) (‘Third

Party’). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the

prior written consent of RPS Australia East Pty Ltd:

(a) this report may not be relied on by a Third Party; and

(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of

or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter

contained in this report.

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the

consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk

and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim

or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to

property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or

rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or

financial or other loss.

Document Status

Version Purpose of Document Orig Review Review Date

1 Draft Brookfield Local Centre ODP Report M. Young P. Gleed 31.03.14

2 Final Brookfield Local Centre ODP Report M. Young P. Gleed 1.4.14

Approval for Issue

Name Signature Date

Peter Gleed

1st April 2014



PR114537-5 April 2014 Page ii

Contents

1.0 INTRODUCTION ...................................................................................................................................... 1

2.0 SITE PARTICULARS ............................................................................................................................... 2

2.1 Site Location and Physical Characteristics .............................................................................. 2

2.2 Service Infrastructure .................................................................................................................. 2

2.3 Contaminated Sites ...................................................................................................................... 2

2.4 Heritage ......................................................................................................................................... 2

2.5 Land Characteristic Implications ............................................................................................... 2

3.0 PLANNING FRAMEWORK ..................................................................................................................... 3

3.1 Shire of Augusta-Margaret River Town Planning Scheme No. 1 ............................................ 3

3.2 Shire of Augusta-Margaret River Local Planning Strategy ...................................................... 4

3.3 Shire of Augusta-Margaret River East Margaret River Structure Plan ................................... 4

3.4 Commercial Centre Strategy ....................................................................................................... 4

3.5 Brookfield Outline Development Plans ...................................................................................... 4

4.0 REVISED LOCAL CENTRE ODP ............................................................................................................ 5

4.1 Design Philosophy ....................................................................................................................... 5

4.1.1 Vision .............................................................................................................................. 5

4.1.2 Local Centre Concept ..................................................................................................... 5

4.2 Land Use ....................................................................................................................................... 6

4.3 Built Form ..................................................................................................................................... 6

4.3.1 Local Centre Mixed Use ................................................................................................. 6

4.3.2 Residential and Residential Laneway Lots ..................................................................... 8

4.4 Public Domain .............................................................................................................................. 8

4.5 Movement System ...................................................................................................................... 10

4.5.1 Non-Vehicular Movement ............................................................................................. 10

4.5.2 Road Network ............................................................................................................... 10

4.5.3 Parking .......................................................................................................................... 10

4.6 Yield and Implementation .......................................................................................................... 10

4.6.1 Urban Water Management ........................................................................................... 11

4.6.2 Timing and Staging ....................................................................................................... 11

5.0 CONCLUSION ....................................................................................................................................... 12



PR114537-5 April 2014 Page iii

Figures

1. Location Plan

2. Aerial Photography

Appendices

A. Adopted Brookfield Local Centre Outline Development Plan B. Proposed Brookfield Local Centre Outline Development Plan



PR114537-5 April 2014 Page 1

1.0 Introduction

Lot 9501 Brookfield Avenue, Margaret River is owned by Brookfield Estate Pty Ltd and represents the

undeveloped central portion of the Brookfield Estate. This portion is subject to the current Brookfield Local

Centre Outline Development Plan. The Brookfield Estate has been progressively developed over the past 15

years and is approximately 50% completed. RPS has been commissioned by landowners to prepare a

revised Outline Development Plan (Structure Plan) for the central undeveloped portion.

The approved Brookfield Local Centre Outline Development Plan (ODP) (2008) (refer Appendix A) has not

been implemented for a number of reasons. It is inefficient and does not align with the market demands that

have emerged since the GFC impacted on land supply and delivery in the South West and in Margaret River

in particular. The extent of commercial and mixed use development was highly ambitious when considered

against the close proximity of the Rapids Landing neighbourhood centre to the north and the numerous

opportunities for similar development available in the Margaret River town centre. Modifications to this plan

are proposed to the commercial/civic core, residential mixed use and peripheral residential fringe precincts to

simplify and rationalise these areas.

The land uses and car parking requirements within the Commercial/Civic precinct are presently restrictive

and prohibit any form of residential development. It is proposed that a residential dwelling can be approved

within this precinct provided it can be converted to a shop/office or other such use contemplated in the ODP.

This would allow the Shire to approve residential in the short term, but not compromise the ability of such

development being converted to a home shop/office in the future. In addition the Commercial/Civic precinct

is to be expanded by merging the Commercial/Civic and Residential Mixed use precincts into one.

Other proposed departures from the Local Centre ODP include:

The redesign of the land and deletion of the 1057m2 “village green”

Simplification of the density coding

Modification of Stage 7C north of Brookfield Avenue to reflect a recent subdivision application and

incorporating a draft Detailed Area Plan into the revised ODP.

The following ODP documentation describes the ODP context, describes the vision for the revised local

centre area and sets out development controls dealing with the subdivisional design and urban form.



PR114537-5 April 2014 Page 2

2.0 Site Particulars

2.1 Site Location and Physical Characteristics

Lot 9501 is bisected by Brookfield Avenue and Leschenaultia Avenue within the existing Brookfield Estate.

The local centre lies to the south of Brookfield Avenue and (refer Figure 1 – Location Plan). Its eastern

boundary is formed by Wisteria Crescent and western boundary by Tipuana Terrace.

The site is cleared of vegetation and has been levelled, ready for subdivision. Land south of Brookfield

Avenue has been partly constructed with retaining walls and infrastructure service connections (refer Figure

2 – Aerial Photograph). An area of lineal open space currently extends along the northern side of Brookfield

Avenue and is intended to further extend to the east and north, following an existing drainage line, which has

been predominately cleared and affected by grazing and clearing during the use of the land for agricultural

purposes.

The site is elevated south of Brookfield Avenue and that provide a good outlook for future open space and

residential allotments across the site to the north.

2.2 Service Infrastructure

The subject site will be connected to all urban infrastructure services including reticulated water and sewer,

underground power and telecommunications.

2.3 Contaminated Sites

The subject site is not reflected in the Department of Environmental Regulation’s Contaminated Sites

database and is therefore not constrained from more intensive development in this regard.

2.4 Heritage

The Department of Indigenous Affairs has previously advised that there are no known indigenous sites on

the subject land.

There are no sites of European heritage significance listed for the subject site under the Commonwealth

Heritage Lists, Heritage Council of WA or Shire of Augusta-Margaret River Municipal Heritage Inventory. As

such the subject site is not constrained from development in this regard.

2.5 Land Characteristic Implications

There are no un-manageable constraints arising from the topographic, environmental, geophysical or cultural

characteristics that would impede urbanisation of the subject site. Much of the site has been previously

earthworks in advance of future subdivision.

BUSSELL HIGHW

AY

DARCHR

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ROSABROOK

ROAD

Brookfield Residential Estate, BrookfieldFigure 1 - Location Plan

RPS Australia East Pty LtdACN 140 292 762ABN 44 140 292 762

PO Box 465 Subiaco WA 690438 Station StreetSubiaco WA 6008T +61 8 9211 1111F +61 8 9211 1122W rpsgroup.com.au

© COPYRIGHT PROTECTS THIS PLANUnauthorised reproduction or amendmentnot permitted. Please contact the author.

DisclaimerThe contents of this plan are conceptual only, for discussion purposes. All areas and dimensions are approximate only subject to relevant studies, Survey, Engineering and Council approval.

LegendSubject Land

MARGARETRIVER

0 500Scale 1:15000@A4 l Date March 2014 l Project No 114537-5-001a

Brookfield Residential Estate, BrookfieldFigure 2 - Aerial Photograph

RPS Australia East Pty LtdACN 140 292 762ABN 44 140 292 762

PO Box 465 Subiaco WA 690438 Station StreetSubiaco WA 6008T +61 8 9211 1111F +61 8 9211 1122W rpsgroup.com.au

© COPYRIGHT PROTECTS THIS PLANUnauthorised reproduction or amendmentnot permitted. Please contact the author.

DisclaimerThe contents of this plan are conceptual only, for discussion purposes. All areas and dimensions are approximate only subject to relevant studies, Survey, Engineering and Council approval.

LegendSubject Land

0 100 200Scale 1:5000@A4 l Date March 2014 l Project No 114537-5-002a



PR114537-5 April 2014 Page 3

3.0 Planning Framework

3.1 Shire of Augusta-Margaret River Town Planning Scheme No. 1

The Shire of Augusta–Margaret River Town Planning Scheme No. 1 (the Scheme) has included Lot 9501

within the ‘Future Development’ zone. This applies to the whole Brookfield estate. The Scheme also

designates the land within ‘Structure Plan Area No. 5’ pursuant to Schedule 15 of the Scheme as follows:

Area

No.

Description of

Land Land Use Expectation

Matters to be Addressed in

Structure Plans (in addition to

clause 6.2.4)

Associated Provisions

5 East Margaret River

Townsite Expansion Generally in accordance with the East Margaret River Structure Plan and Guiding Document endorsed 19/5/2005, or a subsequent Structure Plan endorsed by the local government and the Western Australian Planning Commission in accordance with the process set out in Part 6.2 of the Scheme.

Land use and development in accordance with the endorsed Structure Plan.

Under the Scheme, subdivision and development of land zoned ‘Future Development’ is required to be first

preceded by a Structure Plan pursuant to the provisions of Part 6 of the Scheme. Clause 6.2.5 of the

Scheme outlines the various information that a Structure Plan needs to address. These are summarised as

follows:

Location width and standard of proposed roads within the area and their connection with the road network

in the locality;

Pedestrian and cycleway networks;

The physical topographical and environmental characteristics of the area leading to the selection of land

considered to be suitable for development and uses appropriate for the area;

Natural vegetation in the area and the extent of clearing, which may be necessary to implement the

Structure Plan;

Areas that should be retained for buffer and passive recreation purposes;

Details of lot sizes and approximate yield;

Subdivision design to maximise solar access;

A road system and road hierarchy to provide for links to the existing Estate, south to Rosa Brook Road

and a potential connection east to adjoining land;

Provision of public open space/drainage reserve and management thereof in the interest of protecting the

natural qualities of the area together with the delineation of areas for active and passive recreation;

The need to ensure the composition of any urban runoff entering the river system is sufficiently filtered or

altered to avoid any adverse environmental impacts, infiltration, pollution, nutrient loading or erosion

hazard; and

Details of drainage and other services necessary to service the subdivision and development and the

suggested management measures to protect the environmental integrity of the area particularly in regard

to stormwater discharge.



PR114537-5 April 2014 Page 4

Previous technical reports were submitted in support of the approved Brookfield Local Centre Outline

Development Plan (ODP). Given that the framework of the structure ODP has not varied and the land has

been cleared and earth worked, these technical reports remain valid and can be referenced as necessary.

Commentary on the requirements of Town Planning Scheme No. 1 as they relate to the Structure Plan, are

reflected in this report below.

3.2 Shire of Augusta-Margaret River Local Planning Strategy

The subject land is included within the ‘Future Development’ land use category of the Local Planning

Strategy (LPS). The LPS identifies this land, which is zoned, to accommodate future urban development and

requires the preparation of comprehensive and detailed structure planning prior to subsequent subdivision

and development.

This land forms part of the short-term priority urban development areas in the Shire where preference is

given to the substantial subdivision of these areas before considering the rezoning of any new 'greenfield'

areas. Therefore, the consideration of this Structure Plan to facilitate future urban development is consistent

with the Shire’s LPS.

3.3 Shire of Augusta-Margaret River East Margaret River Structure Plan

The East Margaret River Structure Plan has been endorsed by the WAPC in 2005 as a framework for

detailed planning.

The subject site is identified as a local centre and for medium density residential. The Structure Plan also

provides an urban cell and road configuration that is the basis for future structure planning.

3.4 Commercial Centre Strategy

The Commercial Centres Strategy, although not adopted by the WAPC and superseded by the LPS,

identified the Brookfield Local Centre and allocated floor spaces as follows:

Retail 5-10 shops at 750m2 – 1000m

2 on the ground floor;

Community facilities at 750m2.

The strategy recognises there are limited opportunities for a small commercial node, supporting a corner

store or café, but the greater retail provision will be within the Brookfield Neighbourhood Centre to the north.

3.5 Brookfield Outline Development Plans

A number of ODPs have been prepared and adopted for the locations surrounding the local centre,

consistent with the requirements of the Scheme and East Margaret River Structure Plan. These ODPs

establish the key structure planning elements such as a east-west linear POS spine centred on an existing

creek line, the location and geometry of the local neighbourhood connector roads (Brookfield and

Leschenaultia Avenues), as well as the alignment of various abutting local streets and connections. It is

essential that this ODP acknowledges and fully integrates with these plans.



PR114537-5 April 2014 Page 5

4.0 Revised Local Centre ODP

4.1 Design Philosophy

4.1.1 Vision

The revised Brookfield Local Centre Outline Development Plan (refer Appendix B) is predicated on the

vision of creating a small local neighbourhood centre node, distinguished by convenient local services and

amenities, a clear vernacular character and community activity.

Key attributes envisaged for the local centre include:

Local commercial facilities;

Local community facilities;

Pedestrian friendly main street environment, designed for social interaction;

A urban vernacular built form transitioning towards its suburban context;

A parkland setting for its main street, linked with the wider linear network of parks and paths in Brookfield;

A diversity in urban forms; and

A diversity of relationships and interfaces between the built form and the public domain.

4.1.2 Local Centre Concept

The design of the local centre core acknowledges the commercial limitations for retail facilities in this

location, and also incorporates a mixture of home-based and community uses to consolidate its presence.

The centre is appropriately modest in size and will complement, but play a supplementary role to the

neighbourhood village centre approximately 850m to the north on John Archibald Drive (within the Rapids

Landing estate).

The location of this local centre maintains a 400m walkable catchment to the Rapids Landing village centre’s

PEDSHED.

Some of the key elements of the ODP include:

Two large corner commercial / mixed use sites, which may accommodate a convenience store, café or

other appropriate local commercial uses. These sites comprises adaptive dwellings that have the capacity

to accommodate residential, home based businesses, office or commercial floorspace;

A generously proportioned main street which creates sufficient footpath space for people to meet and

converse, in the context of an attractive tree-lined boulevard; and

A parkland setting to the north, which provides opportunities for a scenic outlook, a relationship to

functional/ornamental wetlands and water bodies, paths and playgrounds.



PR114537-5 April 2014 Page 6

The balance of the residential uses in the ODP graduate in density either from the local centre core or from

parkland, consistent with Liveable Neighbourhoods Element 3. The R-Codes depicted for various medium

density lots has been applied to the ODP to ensure these lots will not be further subdivided.

Public open space within the ODP boundary exceeds the provision of POS in the corresponding area agreed

under the overall Brookfield ODP masterplan.

4.2 Land Use

The Local Centre Outline Development Plan comprises four key land uses;

Commercial/civic uses

Residential (various densities)

Public purpose

Public open space

Central to the Local Centre land use concept is an appropriately sized core of commercial and civic uses.

There are two sites either side of the Leschenaultia Avenue that are intended to accommodate retail,

commercial, office and related uses, complimented with community based business such as child care etc.

4.3 Built Form

The ODP is predicated on the creation of a small well defined, discernible local centre. Consequently the

ODP enables and encourages the creation of diverse built form with an emphasis on establishing an urban

character at its core.

The diversity of built form provides a choice in household types to accommodate the projected needs of an

increasingly diverse community. The intent of creating an urban core is to establish a legible community hub

in Brookfield, with a strong sense of place.

To assist in delivering a diversity of housing product, the Council should give preference to development that

incorporate affordable housing elements, particularly in the form of studios over garages on laneway lots.

The ODP area comprises two key built form typologies, each making a contribution to spatial legibility and

accommodating a different segment of community or market need. These include:

Local Centre Mixed Use

Residential and Residential Laneway Lots

The intent of each type is briefly described below, and key development standards are summarised. Where

these standards conflict with the R-Codes, the stated standards shall prevail.

4.3.1 Local Centre Mixed Use

The Local Centre/Mixed Use built form is to provide for a characteristically urban form to create an

identifiable focus to Brookfield and provide for an adaptable range of uses. Two large lots on the corner of

Brookfield Avenue and Leschenaultia Avenue have been allocated for local centre uses.

The following ODP notes will apply to this precinct:



PR114537-5 April 2014 Page 7

1. All buildings shall be designed to either specifically accommodate commercial uses, or be able to be

converted to commercial and/or mixed use incorporating residential uses. All residential dwellings

must be designed to enable the ground floor to accommodate a commercial frontage orientated to

the street (with a minimum area of at least 36m2 and a ceiling height of 3m).

2. Permitted land uses will include retail, other commercial, ancillary commercial, office, child care,

community use, retail services, medical services, residential, and home occupation.

3. R-Coding: R30 development standards apply, except as varied below. No green-title re-subdivision

is permitted.

4. Building Provisions

The facade treatment reflects the activities carried out within the building;

Corner sites to incorporate features such as corner entrances, decorative windows, built

elements and tones to highlight and reinforce the corner;

Clearly identify the primary entrance of a mixed use development and distinguish it from

secondary entrances;

Design entrances to be clearly visible from the street frontage, readily identifiable from public

areas, to be well-lit at night and with clear numbering;

Locate active uses such as office, shop and cafe at the front of the building;

Adaptable front room incorporates 3m ceilings and minimum area of 36m2;

Setbacks:

» Street: 2.0m minimum, 4.0m maximum, Nil for verandah

» Side: Nil to side or; 1.5m minimum to laneway

» Rear: 1.0m minimum to laneway

» Open Space: 40% minimum

Height: Two storey maximum, except for higher icon element;

Access: Vehicular access permitted only from laneway;

Parking: 1 bay per 40m2 GLA (inclusive of street or laneway parking directly opposite).

Minimum 2 bays on-site;

Orientation: shall be oriented to address the adjacent public open space and the street.

5. Fencing:

Transparent fencing to Brookfield Avenue to a maximum height of 1.2m above the top of the

retaining wall, with the total height of the retaining wall plus fence being a maximum of 1.8m;

Plant and machinery used by non-residential activities are integrated within the building or

are suitably screened.

6. Noise Attenuation;

Design the roof, floors and walls to adequately contain sound;

Use buffers or specialised technical solutions such as acoustic glazing, acoustic insulation,

acoustic cladding panels, double-glazing and noise attenuated ventilation systems to solve

noise problems that cannot be resolved by the layout of the development;



PR114537-5 April 2014 Page 8

Noise attenuation measures within a building must also consider air ventilation arrangement

of internal uses;

Locate noise-tolerant areas such as kitchens, bathrooms, laundries and storage areas

towards noise sources, and noise-sensitive areas such as living spaces and bedrooms

toward quiet areas.

4.3.2 Residential and Residential Laneway Lots

Conventional residential and laneway lots are intended to be a transition into the surrounding residential

area. A range of residential densities and lot sizes are proposed.

Permitted land uses shall be in accordance with the Residential zone of Town Planning Scheme No. 1

and the designated R-Code;

A single vehicular access is permitted from the street, and where available this shall only be from the

abutting laneway;

The subdivider shall provide gating and stairs to POS frontage lots if applicable;

Dwellings to demonstrate solar design principles, including maximising fenestrations to northern building

faces and the location of private courtyards on the northern side of lots;

Dwellings abutting POS shall be orientated to address the POS with major openings and the dwellings

living and activity areas located to overlook POS. Fencing addressing POS must be visually permeable

and no higher than 1.2m;

Setbacks for dwellings abutting or fronting POS shall be a minimum of 3m;

Garages and carports will be setback a minimum of 1m from the rear laneway.

4.4 Public Domain

The ODP area comprises 3 main public domain types, each making a contribution to the diversity of open

space experience;

Local street environment;

Mainstreet environment;

Open parkland (including compensating basin area).

Local streets will provide a supporting pedestrian/public domain function and will include at least one

footpath, and be proportioned to accommodate shading street trees.

The mainstreet environment will be one of the more significant socializing and activity spaces in Brookfield,

as they are likely to have relatively high pedestrian volumes being on the confluence if key pedestrian

volumes and being co-located with local attractions. Consequently, these spaces will be generously

proportioned, and contain landscape/paving detailing, street-furniture elements, and shading street trees.

Associated with the public open space network, areas of consolidated existing vegetation within drainage

lines and with also freestanding locations have been placed in public open space for the principle purpose of

vegetation protection. In some instances, the vegetation will be enhanced by further planting of understorey

species in association with passive recreation access.



PR114537-5 April 2014 Page 9

The open space parkland centred on the creek traversing the ODP from west to north-east is consistent with

the Brookfield Estate (Stage 5) ODP, and adds approximately 2,000m2 to the POS area previously depicted

in the Stage 5 plan, exclusive of the compensating basin area.

The drainage lines have been placed in the POS, which provides a linear access system for pedestrian and

wildlife. Links are provided to these areas for the residential areas by landscaped corridors utilising roadway

systems linking to formal passive recreation areas. The design approach enables rehabilitation opportunities

for the existing drainage line to be developed as part of the ongoing development of the site.



PR114537-5 April 2014 Page 10

4.5 Movement System

4.5.1 Non-Vehicular Movement

The proposed pedestrian and cyclist network comprises three path types:

Shared paths (dual use paths);

Footpaths; and

Mainstreet footpaths.

The shared path network is contained to the POS area. It forms part of the wider network proposed in the

Brookfield ODP and will provide connections to the streets and to lots directly abutting the POS.

Footpaths are proposed on all streets. Local streets will contain one footpath, while neighbourhood

connectors will contain a footpath of each side.

The Mainstreet sections of Neighbourhood Connectors will have footpaths abutting the Local Centre Mixed

Use precinct.

4.5.2 Road Network

The proposed road network is consistent with the Brookfield ODP and comprises three main types:

Neighbourhood Connectors (20-23m);

Local Access Streets (14-16m); and

Laneways (6m).

The revised ODP pattern is consistent with the adopted original, and completes the agreed road pattern.

4.5.3 Parking

The ODP provides for on-street parking to supplement floorspace within the local centre core (i.e. the central

area in the immediate vicinity of the Local Centre Mixed Use precinct). The public parking provision

embodied in the design provides robustness and adaptability to accommodate changes in land use over

time.

Other parking will be provided for adjacent to the parkland, and provided on-site as part of each

development, and determined through the normal development assessment process.

4.6 Yield and Implementation

The ODP depicts the creation of 101 lots (inclusive of non-residential lots).

The ODP provides for the creation of approximately 113 dwellings units, comprising 99 single dwellings and

14 grouped housing units.

Based on a yield of 113 dwelling units, and an assumed average occupancy rate of 2.7 for single residential

and 1.7 for grouped housing dwellings, the ODP is expected to contribute a population of approximately 291

persons.



PR114537-5 April 2014 Page 11

4.6.1 Urban Water Management

The structure plan requires the preparation of an Urban Water Management Plan through the subdivision /

development application process.

4.6.2 Timing and Staging

It is expected that subdivisional construction for the ODP area will proceed immediately after the issue of

subdivision approvals.

Residential development is expected to follow immediately, although the timing of the local centre

components may be determined by viability and market take-up.

It is expected that completion of the whole of the ODP area will be constructed as a single stage, although

there may be sub-stage components that enable the land to the north of Brookfield Avenue to be completed

earlier.

Subdivision which is consistent with the existing approved ODP may proceed in advance of this ODP being

adopted.



PR114537-5 April 2014 Page 12

5.0 Conclusion

This submission requests the Shire of Augusta-Margaret River’s approval of a revised Outline Development

Plan for Lot 9501 Brookfield Avenue, Margaret River to facilitate the site’s development and subdivision for

commercial/retail and residential purposes.

As demonstrated throughout this report, the revised ODP accommodates the various elements affecting the

subject site and achieves the objectives of the Shire of Augusta-Margaret and its Town Planning Scheme

No. 1. The proposed road and indicative lot layout will compliment the proposed land uses and integrate with

the surrounding land uses. The indicative subdivision design has been prepared to achieve the objectives of

the Outline Development Plan.

These key planning principles include issues such as land use, design both within and external to the site,

relationship to nearby urban areas and road networks.

In broad terms, this proposal:

is consistent with existing policy;

is consistent with the orderly and proper planning of the locality;

can be connected to all necessary infrastructure services and is capable of urban development;

will not prejudice the environmental values of the immediate locality; and

presents a commercially realistic opportunity for two small scale retail premises should demand require

however at the same time, allows for an interim residential use to be established on the two commercial

sites subject to commercial standard building guidelines.

On the basis of the above, it is requested the Shire of Augusta-Margaret and the Western Australian

Planning Commission adopt the attached revised Outline Development Plan for Lot 9501 Brookfield Avenue,

Margaret River for a local centre and surrounding residential development as it is consistent with the Future

Development zone assigned to the site under the Shire of Augusta-Margaret Town Planning Scheme No. 1.



PR114537-5 April 2014

APPENDIX A

Adopted Brookfield Local Centre ODP

The Commercial/Civic built form typology is to provide for a characteristically urban form to create an identifiable focus to Brookfield and provide for an adaptable range of uses.

The Residential Mixed Use built form typology is intended to complement the urban building form of the abutting Commercial / Civic zone and create a transition to the residential zones. Residential buildings should be designed to faciliate future commercial uses at the ground floor, or live-work use(home occuptions as of right).

The Group Housing built form typology is intended to create a well defined urban / residential environment in close proximity to the Local Centre and to allow for a greater diversity of housing type.

Laneway Lots built form typology is intended to create a well defined urban /residential environment in proximinty to the Local Centre and to allow for streetscape.

The Parkland Lots built form typology is intended to create a well defined urban / residential environment in proximity to the Local Centre and allow for closer engagement of built form with Public Open Space.

The Conventional Lot built form typology is intended to be a transition into the surrounding residential area.

Residential Mixed Use

Laneway Lots

Parkland Lots

Conventional Lots

Neighborhood Connector A - Divided Mainstreet

Neighbourhood Connector B

Local Access Street

Mews Laneway

Commercial/Civic

Group Housing

Laneway

Permitted Use: Retail, Other Commercial, Office, Child Care,Community UseR-code: N/ABuilding Design Aspects: -Verandah is mandatory between the whole street facade and the street (both streets applicable for corner lots). -Verandahs must allow for universal/disabled access. -Buildings must enfront the verandah with windows and doors; and -An Iconic architectural element in the style of the building (but not comprising the signage) must be incorporated in proximity to any street corner. Setbacks : Street: 2.0m minimum, 4.0m maximum, Nil for verandah

Side: Nil Rear: 6.0m minimumHeight: Two storey maximum, except for icon elementOpen Space: N/AParking: 1 bay per 20m2 GLA (inclusive of street or laneway parking directly opposite)Levels/Retaining:“Brick Build-Up” or “Box-Up” retaining of verandah to the street is required. No portion of the ground floor or associated verandah may be situated below The abutting street level.

Permitted Use: Residential, with Ancillary Commercial, Live-Work (Home Occupation)R-Code: R40Building Design Aspects: -Verandah is mandatory between the whole street facade and the street; -Entrance to the street is mandatory, second street entrance to stairs to first floor is desired to enable separate residential / commercial tenanting; and - Non-Structural internal walls for ground floor is desired to allow for future rearrangement to accommodate for ground floor conversion to Commercial. Setbacks: Street: Mandatory 4.0m to the building, mandatory 1.5m to the verandah or Balcony. Side: nil Rear: 1.5m minimum to lanway.Height: Mandatory 2 storeys to Brookfield AvenueOpen Space: 40% minimumParking: 3 spaces on site, 2 spaces on-street. Levels/Retaining: Ground floor to be between 600mm and 1000mm above the height of the abutting footpath in Brookfield Avenue, retained at the street boundary and accessed by steps or ramps.Fencing: Transparent fencing to Brookfield Avenue to a maximum height of 1.2 m above the top of the retaining wall, with the total height of the retaining wall plus fence being a maximum of 1.8 m.

Permitted Use: ResidentialR-Code: R30Setbacks: Street 6.0m average 4.0m minimum Side: Nil to southernmost boundary Rear: 1.5m minimum to laneway Height: Two storey maximumOpen Space: 40% minimumParking: 2 bays on-siteLevels/Retaining: Ground floor to be no greater than 300mm above the finished site levels at the laneway boundary.

Permitted Use: ResidentialR-Code: R30Setbacks: Street 4.0m average Side: Nil to southernmost boundary Rear: 1.5m minimumHeight: Two storey maximum, with first-floor studio over garage encouraged.Open Space: 40% minimumParking: 2 bays on-site, with a 0.5 visitor bay situated within the street or POS generally within 40m of the lot.Levels/Retaining: Ground floor to be no greater than 300mm above the finished site levels at the laneway boundary.Fencing: -Transparent fencing shall be provided to the POS to a maximum height of 1.5 m above the retaining wall, with a minimum combined height of retaining wall and fencing being 2.0m; and -Letterboxes shall be intrated with the retaining wall/fencing, shall address the POS and be made accessible to Australia Post via the Shared Path Network.Bin Pads: In the case of lots accessed from the Mews Laneway, bin pads shall be provided within the lane in a manner that they are accessible by the Shire’s refuse vehicles.

Permitted Uses: Residential

R-Code: R40Building Design Aspects: -All street boundaries are to be addressed by adjacent dwellings; -Dwellings shall demonstrate solar design principles; and -Where dwellings are situated internally within the site, they shall be orientated to a small common square (communal open space) within the development.Setbacks: POS 4.0m average Rear: 1.5m minimum to laneway, where available Height: Two storey maximumOpen Space: 40% minimumLevels/Retaining: Ground floor to be no greater than 300mm above the finished site levels at the adjacent street boundary. Where the unit does not face a street, the ground floor to be no greater than 300mm higher than the ground floor of the adjacent unit.Approval requirements: Development applications are to provide details of landscaping and built form, and shall demonstrate the application of water-sensitive design principles.

Permitted Use: ResidentialR-Code: R25Setbacks: Street: 6.0m average, Height: Two storey maximumOpen Space: 50% minimumParking: 2 bays on-siteLevels/Retaining: Ground floor level of a residence with a concrete floor slab shall not exceed 1000mm above any part of the abutting road edge. This may be increased to 1500mm for a residence with a ground floor podium construction. A garage or carport floor level shall not exceed 700mm above any piont of the road edge abutting the driveway.

22.0 metre wide road reserve, comprising: 3-4 metres wide urban footpaths on built form sides: 2.1 metre wide embayed on-street parking, both sides, 2 X 3.5 metre wide divided travel lanes, 2.6 metre wide landscaped central median, street trees within the paved verge and within landscaped median, designated pedestrian crossing points in the median, and an ‘urban’ roundabout treatment at the key four-way intersection of Brookfield and

Leschenaultia to slow and manage traffic.

20.0 metre wide road reserve, comprising:2.0 metre wide footpaths, both sides, 2.5 metre wide embayed on-street parking, both sides, 3.5 metre wide travel lanes, (total 7.0 metres undivided) and Street trees.

15.0 metre wide road reserve, comprising:2.0 metre wide footpath, one side,2.5 metre wide embayed on-street parking in front of laneway lots, or group housing/aged persons only,3.0 metre wide travel lanes, (total 6.0 metres undivided), andStreet trees.

6.1 metre wide laneway reserve, comprising:* 3.0 metre wide travel lanes, (total 6.0 metres undivided), and* bin pads recessed at garage crossover. Variable width laneway, comprising:3.0 metre wide travel lanes, (total 6.0 metres undivided) around perimeter, Internal hardpaved ‘plaza’, with robust street furniture and central tree planting, and Common bin pads in central plaza for coordinated refuse collection.

PP P P

RESIDENTIAL

RESIDENTIALLIVE/WORK

P

P P

P

Group Housing

Mews Laneway

Parkland Lots

Linear Parkway

Shared Path

Possible ChildcarePossible General Store/ Ancilliary Commercial Uses/ Community facilities

Village Green Parkland Lots

Laneway LotsResidential Mixed-Use

Mainstreet

Enhanced ParklandPossible Cafe/Ancilliary Commercial Uses/ Community facilities

AERIAL PERSPECTIVE OF BROOKFIELD LOCAL CENTRE LOOKING FROM NORTH-WEST

Conventional Lots (R25)

Public Open Space/Drainage

LEGENDODP Boundary

Public Purpose

Modified by RPS on 6/12/2012 by removal of “Aged Persons” from plan.

Future Compensation Basin

Footpath (2.0m)

Mainstreet Footpath (3-4m)

Shared Path (DUP) and Connection Points ie, stair wells to abutting lots

Other Public ParkingMainstreet On-street Parking

* Civic floorspace within the commercial/civic lots is to be mutually agreed between the developer/builder and the Local Authority. Civic uses may include meeting rooms and studios, integrated within the fabric of the commercial building.

**Residential mixed use lots are intended to comprise residential dwellings capable of incorporating some commercial floorspace over time. Possible uses may include office + retail.

Traffic management/pedestrian crossing facility

Laneway Lots (R30)

Parkland Lots (R30)

Residential Mixed Use (R30)**

Commercial/Civic*

Group Housing (R40)

Neighbourhood Connector B

Laneway

Local Access Street

Mews Laneway

Neighborhood Connector A - Divided Mainstreet

OUTLINE DEVELOPMENT PLAN MAP

R30 R30

R40

R40

R40

R40

R30

R30

R30

R30

R30

R30

R30

R30 R30

R30R25

R25

R25

R25

R25

R25

R30

0 50 100 metresLot areas are indicative only and subject to detailed design

R30

dwg no: revBRE BRO ILL-01 E

BROOKFIELD LOCAL CENTRE OUTLINE DEVELOPMENT PLAN BROOKFIELD LOCAL CENTRE OUTLINE DEVELOPMENT PLAN BROOKFIELD ESTATE P/LShire of Augusta Margaret River

PERTH level 1, 130 royal street, east perth western australia 6004 - ph 61 8 9218 8700 fax 61 8 9218 8701 MELBOURNE ph 61 3 9645 0788 fax 61 3 9645 0799 SYDNEY ph 61 2 8270 8300 fax 61 2 8270 8399

Brookfield Estate P/Ldate :

checked:drawn:

approved:

J.H.M.SN.RN.R5/8/2008

client:

N

TABLE 1: BUILT FORM TYPOLOGIES Development Control Summary

TABLE 2: STREET TYPOLOGIES Design Standards Summary

OUTLINE DEVELOPMENT PLAN – PLANNING POLICY STATEMENTS

APPLICATION OF THE OUTLINE DEVELOPMENT PLAN: The Outline Development Plan (“ODP”) shall apply to Lot 9003 Marga-ret River, being the land contained within the inner edge of the black line.

PURPOSE AND OPERATION OF THE ODP: The purpose of the ODP is to provide a specific and more focused planning instru-ment to manage and guide the creation of an appropriate local centre in Brookfield. The ODP will operate to create a local neigh-bourhood node that will be distinguished by convenient local services and amenities, a unique vernacular character, and com-munity activity.

ODP DEFINES DESIGN: The ODP depicts indicative design layout for residential development and associated uses. Subdivision and development applications shall be generally consistent with the ODP.

ODP APPLIES R-CODES: Any residential development within the ODP area shall be in accordance with the Residential Design Codes of Western Australia (“R-Codes”) relative to the applicable residential density coding unless otherwise specified. No green title residential re-subdivision is permitted.

BUILT FORM TYPOLOGIES: All built form development shall be in accordance with the provisions contained within Table 1 (Built Form Typologies – Development Control Summary) and the ODP.

STREET TYPOLOGIES: All street and movement networks shall be in accordance with the provisions contained within Table 2 (Street Typologies – Design Standards Summary) and the ODP.

VEHICULAR ACCESS: Vehicle access is permitted only from a rear laneway where available. Where no laneway is available, one single access is permitted from the street for the “Conventional Lots” built form typology. “Group Housing & Aged Persons Accommodation” may achieve access from a street via a common internal driveway.

AFFORDABLE HOUSING: Council will give preference to development applications that incorporate affordable housing elements, particularly in the form of studios on laneway lots.

LOADING & STORAGE: Loading and storage shall be accessed at all times from a laneway only and be screened from public view.

FENCING: Gating and stairs shall be provided by the subdivider where lots abut Public Open Space.

The Outline Development Plan as shown has been adopted by the Shire of Augusta-Margaret Riverpursuant to Clause 6.2.8.4 of Local Planning Scheme NO. 1 on the ...........day of ..................2013.

.............................................. CEO

Endorsed by Western Australian Planning Commission on ........day of .....................2013.

..............................................

3059m²



PR114537-5 April 2014

APPENDIX B

Proposed Brookfield Local Centre ODP

Documents

Revised Brookfield Local Centre Outline Development Plan