Under the Town’s Local Planning Scheme No.3 the site is zoned Centre Zone and has a residential density coding of R60.
A Centre Zone zoning applies to land where retail uses are permitted. A Local Development Plan is required to be prepared and approved prior to any development proceeding on land with this zoning.
The purpose of a Local Development Plan is to provide more customised planning controls for important and complex sites like the Welligton Street Neighbourhood Centre. The Local Development Plan commits the key community benefits and outlines the character and scale of the development.
Building heights and setbacks, provision of carparking, vehicle and pedestrian access, permitted uses and location of uses are some of the typical matters that Local Development Plans for retail centres address. These controls then guide any future development applications on the site.
What are the permissable building heights for this site?
Local Planning Scheme No.3 and State Planning Policy 7.3 - Residential Design Codes (Vol 2) provide a default height setting of 3 storeys for the Wellington Street Neighbourhood Centre, unless otherwise varied by a local planning policy.
The Town’s Local Planning Policy No.15 provides that variations to building height and other development controls may be granted for developments that deliver tangible benefits to the community and the streetscape.
The Local Development Plan proposes the following building heights:
1 to 3 storeys for the existing shops fronting Wellington Street.
6 to 7 storeys for buildings along Manning Street and the corner of Wellington Street. The 7th storey is proposed to be recessed to reduce its visibility from the street.
5 to 6 storeys buildings, setback behind 2 storey townhouses, along Samson Street.
The proposed Local Development Plan seeks variations to the default building heights for the site in Local Planning Scheme No.3 and State Planning Policy 7.3 - Residential Design Codes (Vol 2). In accordance with Local Planning Policy No.15, the Local Development Plan must deliver benefits to the community and streetscape, in order for the height variations to be considered.
What are some of the community benefits of the proposed development?
1. Bespoke ground floor tenancy fit-outs and a leasing strategy to ensure the provision of quality retail, health and wellness, and food and beverage offerings.
2.Increased opportunities for community connection through:
·A Village Plaza located at the corner of Wellington and Manning Street.
·A Public Square located centrally within the precinct adjacent to Turnbull Way.
·A publicly accessible podium space for community uses and gatherings.
·A publicly accessible arcade connecting Manning Street to Turnbull Way.
3.New amenity and character for the neighbourhood centre including:
·Provision of public art and feature lighting.
·Provision of bike racks and end of trip facilities for cyclists.
·Dog watering stations.
4.Increased green space through high quality landscaping of public spaces, including shade trees, vertical landscaping and fruit and vegetable planting.
5.Redevelopment to achieve a minimum Green Star Market Best Practice sustainability rating.
6.Provision of underground power along Manning Street and part of Wellington Street.
What types of apartments and townhouses are proposed?
A mix of 1, 2 and 3 bedroom apartments and townhouses is proposed, including at least 10% studio and 1 bedroom apartments and 15% three bedroom apartments and townhouses.
The exact mix and number of dwellings will be determined when a planning application is submitted for the redevelopment of the site. This planning application will be advertised for public comment when it is received.
How much traffic will the proposed redevelopment generate?
A traffic study has been undertaken to guide the planning for vehicle movements. The traffic study has investigated the number of vehicle movements that currently occur at the centre, during the morning and evening peak hour periods, and it also forecasts the number of vehicle movements that are expected to occur at the centre as a result of the proposed redevelopment. This is set out in the table over the page:
How many car parking bays will be provided on site?
The number of residential parking bays provided will be required to meet the minimum requirements set out in State Planning Policy 7.3 – Residential Design Codes (Vol 2).
An analysis of car parking provision and occupancy at comparable neighbourhood centres in Perth has been undertaken to assist in understanding car parking bays requirements for retail and commercial uses at the site. Detailed on-site car parking occupancy and behavioural surveys of the area in October 2019 showed that a level of 1 car parking bay per 50 – 70m2 of Gross Floor Area is proposed to support the non-residential land uses, depending on the type of use.
The exact number of car parking bays will be determined when a planning application is submitted for the redevelopment of the site. This planning application will be advertised for public comment when it is received.
How will the construction of the proposed redevelopment be managed, if it is approved?
Planning approval for any redevelopment would be subject to a Construction Management Plan being submitted to the Town for approval prior to the commencement of works. The Construction Management Plan will be required to make provision for the management of construction traffic and minimisation of construction impacts, including dust and noise, on surrounding areas.
