City of Cockburn
DRAFT PROPOSED COOGEE BEACH
STRUCTURE PLAN
NOVEMBER 2004
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................... 1
2.0 THE SITE AND SURROUNDS ......................................................................... 2
3.0 EXISTING LAND USE AND OWNERSHIP ..................................................... 2
4.0 ZONING AND POLICIES .................................................................................. 2
4.1 Metropolitan Region Scheme ..............................................................2
4.2 City of Cockburn Town Planning Scheme No 3 ..................................3
4.3 State Coastal Policy ............................................................................3
4.4 Bush Forever.......................................................................................3
4.5 Coogee Beach Development Plan ......................................................3
4.6 Integrated Coastal Management Plan .................................................4
4.7 City of Cockburn Coastal Works Plan .................................................4
4.8 Coastal Structure Plan ........................................................................4
4.9 Woodman Point Regional Park ...........................................................4
4.10 Cockburn Road, Coogee, Magazine Court to Kiesey Street –
Pedestrian and Cyclist Facilities Planning Review ....................................4
5.0 THE PROPOSAL ............................................................................................... 5
5.1 Road Network .....................................................................................5
5.2 Three Major Development Proposals ..................................................6
5.3 Pedestrian/Cyclist Network .................................................................8
5.4 Community Facilities .........................................................................10
5.5 Other Issues ......................................................................................11
5.6 Environmental Consideration ............................................................13
6.0 JUSTIFICATION/CONCLUSION.................................................................... 13
7.0 REFERENCES................................................................................................. 14
APPENDIX A – Port Coogee Marina Local Structure Plan ............................. 15
APPENDIX B – Coogee Beach Café/Kiosk ....................................................... 16
APPENDIX C – Comprehensive Location Assessment of Coogee Beach
Surf Life Saving Club ........................................................................................... 17
DRAFT COOGEE BEACH STRUCTURE PLAN
1.0 INTRODUCTION
(Link to 01)
Coogee beach is very important to the Cockburn community and to the wider region
generally and is one of the district “icon” locations.
The proposed Coogee Beach Structure Plan has been prepared to guide future planning
and development of Coogee Beach and management of the coast. It represents an
overview of the coastal environment, land use planning and management, recreational
facilities, cultural and social values as well as potential economic activities.
The Structure Plan has brought together a number of coastal-related development
proposals and establishes an overall picture of that portion of the coastal zone from the
southern end of the proposed Port Coogee Marina to Poore Grove. The three major
development proposals associated with the plan are: Port Coogee Marina (southern portion – adopted by Council 16/3/04)
 Coogee Café/Kiosk Development
 Coogee Beach Surf Life Saving Club premises
Preparing an overall Structure Plan for the coastal area provides for:



a design approach to be developed;
better integration of parking needs and access to both Coogee Beach and the
proposed Port Coogee development,
surf life saving club and the café/kiosk,
active and passive recreational uses.
It also identifies some issues raised by current and previous plans and studies and
includes a number of possible solutions in relation to:










connection with the proposed Port Coogee Marina development
construction of a café/kiosk
expansion of the car parking areas
redevelopment of the existing shop (currently under review)
new vehicle accesses from Cockburn Road
the Caravan Park
reuse of the unused Railway reserve
development of the Surf Life Saving Club
pedestrian/cyclist network
access to the beach
rehabilitation/protection of the foredune and important vegetation
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
1
2.0 THE SITE AND SURROUNDS
The Structure Plan covers the portion of the coast shown on Plan 1 – Location. (Link to
02)
It includes all the land on the coast between the OMEO wreck in the north, the first 100
metres (approx) of land east of the realigned Cockburn Road and Poore Grove in the
south.
3.0 EXISTING LAND USE AND OWNERSHIP
The existing land use and ownership are shown on Plan 2 and Plan 3. (Link to 03 and 04)
The coastal area covered by the Structure Plan includes the following reserves:

Reserve 24306 managed by the City of Cockburn, contains the beach, coastal
dunes and the recreation facilities and car parks. Existing facilities within the
reserve include tennis courts, grassed picnic areas, a playground,
toilets/change rooms, temporary Coogee Beach Surf Life Saving Club premises
and car parks.

Reserve 46664, is reserved for Recreation and is managed by the City of
Cockburn. It connects Cockburn Road to the beach and is the site for the
proposed café/kiosk. It is located on the southern side of Reserve 46664 and
north of the Coogee Beach Caravan Park.

Reserve 29678, is vested in the City of Cockburn and leased as the Coogee
Beach Caravan Park.

Reserve 40184, is the Woodman Point Recreation and Conservation Reserve
and is managed by the Department of Conservation and Land Management
(CALM).

Lot 193L Cockburn Road shown is reserved for a Railway and is controlled by
the Department of Land Information. This reflects the alignment of the railway
that previously served Woodman Point and is now abandoned.
4.0 ZONING AND POLICIES
4.1 Metropolitan Region Scheme
The zoning of the subject land under Metropolitan Region Scheme is shown on Plan 4.
(Link to 05)
Under the Metropolitan Region Scheme, Cockburn Road is contained within the Primary
Regional Road reservation, which has a road alignment to the east of the current road
reserve.
A portion of land on the western side of the Primary Regional Road reserve is reserved for
Railway.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
2
The land on the eastern side of the Primary Regional Road reserve is zoned as Urban for
residential development.
The rest of the Land is zoned Parks and Recreation.
The land to the north is included in the future Port Coogee Marina and is the subject of
Metropolitan Region Scheme Amendment 1010/33, which now has been finalised
(Gazetted on 26 October 2004).
4.2 City of Cockburn Town Planning Scheme No 3
The land is similarly reserved under the City of Cockburn Town Planning Scheme No.3.
Council has processed an amendment to Town Planning Scheme No. 3 to rezone the Port
Coogee Marina development area to Development Zone and Development Area (DA22)
to make the Local Scheme consistent with the MRS (1010/33), as provided for under
Section 35A of the Metropolitan Region Scheme Town Planning Scheme Act.
4.3 State Coastal Policy
The Western Australian Planning Commission (WAPC) has responsibility for statutory and
strategic land use coastal planning in Western Australia and published the State Coastal
Planning Policy (Statement of Planning Policy No. 2.6) in April 2003.
The SPP sets the framework for consideration of land use and development. This policy is
to be read in conjunction with the draft Coastal Zone Management Policy for Western
Australia (2001) and Country Coastal Planning Policy (DC6.1). These policies set a
framework of specifying minimum setbacks to development and prescribe a height limit of
12 metres. Low key developments that provide a local or district facility, are supported
where environmental and visual impacts can be addressed.
4.4 Bush Forever
The land forms part of Bush Forever Site No 341 – Woodman Point, Coogee/Munster.
The land was previously the subject of System 6 recommendations for area M90 which
advised that the area had value as a representative natural coastal environment, based on
the landform and existing remnant vegetation.
The primary focus of both Bush Forever and of the superseded System 6 designation, is
the area around Woodman Point, which contains good stands of Rottnest Island Cypress.
4.5 Coogee Beach Development Plan
In 1996 the City of Cockburn commissioned the Coogee Beach Development Plan. This
report identified the need for a shop/restaurant facility in the area. The Development Plan
underwent an extensive community consultation process.
The Development Plan report recommended that a shop/restaurant be located on the site
of the existing St John’s Ambulance building. This building is now used to temporarily
accommodate the Coogee Beach Surf Life Saving Club. The building size and location is
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
3
not considered appropriate for either the surf club or a café/kiosk and would be better
suited for low key community uses or be demolished and the area grassed.
4.6 Integrated Coastal Management Plan
The Integrated Coastal Management Plan was prepared in 1999 and covers the length of
the City’s coastal frontage. In relation to Coogee Beach the plan identified that:- “potential
exists to develop this area as a district recreation node” and “in association with tourism or
short stay accommodation development”.
The report identified opportunities for low key nodal development in association with
Coogee Beach jetty and one of the planning recommendations was to upgrade the
existing shop to a restaurant, to take advantage of views over Cockburn Sound.
4.7 City of Cockburn Coastal Works Plan
The Coastal Works Plan was completed in January 2001 and was prepared by the City in
close consultation with key stakeholders. The preparation of the plan included a
community workshop and site inspections with members of the local aboriginal
community.
4.8 Coastal Structure Plan
The plan was prepared by Council Strategic Planning Services in February 2003. The
report reviews the previous coast-related plans and brings them together to develop an
integrated Coastal Structure Plan to guide future planning and management of the coast.
4.9 Woodman Point Regional Park
The draft Woodman Point Regional Park Management Plan was released by CALM in
September 2002 for public comment. The Recreation Masterplan (Figure 9) identifies
Coogee Beach Jetty area including the subject land as a major activity node and notes the
potential to upgrade existing facilities or to introduce new commercial concessions.
4.10 Cockburn Road, Coogee, Magazine Court to Kiesey Street –
Pedestrian and Cyclist Facilities Planning Review
This report was prepared by Transcore for Main Roads WA and reviews the planning of
pedestrian and cyclist facilities for Cockburn Road, Coogee.
The objective of the study was to investigate and provide improvements to existing
pedestrian and cyclist paths along Cockburn Road between Magazine Court and Kiesey
Street. The study also included a review of the three options put forward by the Council for
the future vehicular access requirements to the beach front area in the vicinity of Powell
Road. A number of pedestrian/cyclist improvement measures were recommended, which
have been reflected in the proposed Coogee Beach Structure Plan.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
4
5.0 THE PROPOSAL
5.1 Road Network
The plan proposes to improve the existing road network and provides continuous and
equal accessibility to the coastal area. It brings together some considerations of the
current road network and indicates some future road proposals. It also proposes to
improve pedestrian circulation and provide safe pedestrian crossings.
The following is proposed as the ultimate road layout:
Cockburn Road
Cockburn Road will not be entirely constructed in the existing MRS alignment, which is
shown in pink on the Structure Plan.
The Structure Plan shows the realigned Cockburn Road generally in accordance with the
concept design by Main Roads WA, which proposes a divided dual carriageway with a
revised ultimate Cockburn Road reserve of about 50 metres. The Council, is of the view
that the dual carriageway of Cockburn Road be totally located within the existing MRS
reserve for the Primary Regional Road (Fremantle – Rockingham Highway) south of the
Lime Kilns (refer to Council decision dated 19/10/2004). The Structure Plan has been
amended accordingly.
The revised Cockburn Road alignment will provide adequate space for the proposed Port
Coogee Marina, and avoid impacting on three important heritage sites, namely the
Coogee Hotel, Coogee Post Office and Lime Kilns which are located in the current MRS
reserve. The long term use of the residue land contained in the current MRS Controlled
Access Highway reserve will be the subject of future investigation and recommendation.
New access to the proposed Port Coogee Development (Left in and Left out only)
A new left in and left out entrance is proposed off the realigned Cockburn Road to provide
vehicle access into the existing northern carparking area and the proposed Port Coogee
Neighbourhood Retail Centre.
Street embayment parking is recommended along the proposed road west of the
Neighbourhood Centre to supplement the parking requirement for both beach and
shopping centre users. This is within the current Cockburn Road reserve and a small
portion of the adjoining Railway Reserve.
Kiesey Road
Kiesey Road is proposed to be terminated as a cul-de-sac to the east of Cockburn Road
as shown on the plan. Pedestrian access will be provided from the cul-de-sac to Coogee
beach, and the possible future café/kiosk and the existing cycle path.
Powell Road
Powell Road access is to be relocated 55m north of the existing location with full access
from the realigned Cockburn Road. The proposed location will provide good access to the
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
5
beachfront developments. The intersection spacing of 125m to Beach Road is acceptable
to Main Roads WA.
Beach Road
Beach Road is to be maintained with full access onto the realigned Cockburn Road.
Amity Boulevard
Amity Boulevard is to be extended across Cockburn Road to form a signalised four-way
intersection at Cockburn Road. Service roads will be provided from the intersection to
connect with the Coogee Beach car parking area to the north and to the upgraded Poore
Grove car parking area to the south which will serve the proposed Coogee Beach Surf Life
Saving Club. The proposed service road will be designed to minimize any potential impact
on the existing vegetation, especially the Rottnest Cypresses found in this area.
As recommended by Main Roads Department, this proposal would also benefit
pedestrians crossing in the vicinity of Powell Road with the traffic signals creating gaps in
northbound traffic for pedestrians. Similar gaps will be created in the southbound traffic
with the future traffic signals that would be part of the Port Coogee development.
A roundabout is proposed at the intersection of the proposed service road and the existing
access road to the Coogee Beach Caravan Park to rationalise the traffic.
Poore Grove
The Poore Grove access to Cockburn Road is to be closed to vehicles and retained as a
pedestrian/cyclist path.
5.2 Three Major Development Proposals
The Structure Plan includes three major development proposals within the structure plan
area, which are:



Port Coogee Marina (southern portion – adopted by Council 16/3/04)
Coogee Café/Kiosk
Surf Life Saving Club.
5.2.1 Port Coogee Development
Port Coogee Development is the subject of Metropolitan Region Scheme (MRS)
Amendment 1010/330, which now has been finalised and gazetted on 26 October 2004.
The Local Scheme Amendment and the Structure Plan were advertised for 42 days
closing on 24 December 2003. Amendment (No. 3) to Town Planning Scheme No.3
proposes to rezone the Marina to Development Zone and Development Area (DA22)
consistent with the MRS, and to facilitate the preparation, adoption and endorsement of a
Structure Plan prior to subdivision and development.
The Local Structure Plan was prepared by Taylor Burrell Barnett, Town Planning and
Design, on behalf of Port Catherine Developments Pty Ltd. The plan will ultimately guide
the development of the Port Coogee Marina, and the associated residential, commercial,
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
6
retail and community facility development. The Port Coogee Structure Plan is shown in
Appendix A.
Council at its meeting held on 16 March 2004, resolved to adopt the TPS3 Amendment
and the Local Structure Plan subject to modifications. The proposal has been referred to
the Western Australian Planning Commission for endorsement.
The Coogee Beach Structure Plan contains the future connections and land use
relationship between the southern end of Port Coogee and the Coogee Beach area.
5.2.2 Coogee Café/Kiosk Development
The site for the café/kiosk has been selected after an assessment of the demand for such
a facility and evaluation of the environmental issues, associated with the proposal on the
coast.
The site selected for the facility is Reserve 46664, which is a former road reserve (Powell
Road) connecting Cockburn Road to the beach. Reserve 46664 has been set apart for the
purpose of “Recreation” with a Management Order giving the power to lease in favour of
the City. Under current DOLA policy the operation of a café is consistent with the purpose
of the reserve.
The facility is proposed to cater for the demand within the district for a café/kiosk in a
beach front location. The development of this facility is dependent upon the future of the
existing shop redevelopment.
The new location and proposed building will provide better access to both beach users
and visitors, will have ocean views and be sensitively integrated on the foredune system.
Advertising of the proposal for public comment was undertaken in accordance with
procedures set out in Section 9.4.3 of the Town Planning Scheme No.3, and closed on 20
February 2004.
Council at its meeting held on 16 March 2004 resolved that Council support the proposed
Coogee Beach Café/Kiosk development on Reserve 46664 Powell Road, Coogee as
advertised. The proposal has been submitted to the Western Australian Planning
Commission for approval.
The detailed design of the Coogee Beach Café/Kiosk is shown in Appendix B.
The redevelopment of the existing shop building as an interim café/kiosk facility is under
review by Council.
5.2.3 Surf Life Saving Club
The Coogee Beach Surf Life Saving Club (SLSC) is currently accommodated in the
existing St John’s Ambulance building.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
7
The Structure Plan indicates the proposed location, building size, access and car parking
requirements for the proposed SLSC development. The building requirements have been
researched and confirmed by Council’s consultant G Vassilliou.
Coogee Beach and surrounds are reserved in Council’s TPS 3 for Parks and Recreation.
The development and use of SLSC is considered to be compatible with the intent and
objectives of the Parks and Recreation Reserve.
A comprehensive location assessment has been undertaken by the City to identify the
most appropriate site for the SLSC. There has also been a number of discussions
between the City, CALM and the Department for Planning and Infrastructure on this issue.
Five site options were evaluated and are shown in Appendix C – Comprehensive Location
Assessment of Coogee Beach Surf Life Saving Club.
The Structure Plan reflects the preferred location, which is located west of Poore Grove
car park and south of the Coogee Caravan Park. The land required for the building and
associated facilities is approximately 5000m2. Additional car parking area is also required.
Proposals for the Coogee Beach SLSC are being advertised concurrently with this
Structure Plan.
5.3 Pedestrian/Cyclist Network
The plan incorporates a strong north-south and west-east pedestrian and bicycle path
convenient for use by residents from the eastern side of Cockburn Road and future
residents in Port Coogee. Refer to Plan 5. (Link to 06)
5.3.1 The Existing Pedestrian/Cyclist Facilities
The existing pedestrian/cyclist facilities within the plan area include the following:
Dual use path on the western side of Cockburn Road, from Powell Road
northwards.

A central island within Cockburn Road north of Powell Road which leads to paths
on both sides of Cockburn Road.

A central island on Cockburn Road approximately 30m north of Beach Road, which
leads to a ramp and a short path connecting to the footpath on the eastern side
with no connection to the west.

A pedestrian path exists along the east side of Cockburn Road from Beach Road
northwards.

Two dual use paths on the western side of Cockburn Road connecting Poore
Grove car parking area and John Graham Recreation area.

A dual use path on the western side of Cockburn Road along the eastern side of
the Coogee Beach Caravan Park connecting Poore Grove and existing Powell
Road.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
8

Pedestrian paths along both sides of Amity Boulevard and a central island at the
intersection with Cockburn Road (Transcore Pty Ltd, 2003).
5.3.2 Future Dual Use Path Network
The Structure Plan shows the proposed dual use path network for this area, and
incorporates both the initial and future improvements proposed by Main Roads WA.
The future pedestrian/cyclist network shown on the plan (Plan 5) includes:South-North Connection: On the eastern side of Cockburn Road

Minor path upgrades between Beach Road and Kiesey Street and extend the path
northward to the Parks and Recreation Reserve.

Construct path from Amity Boulevard to Beach Road with possible connection at
Tijou Close.

Install path along the southern side of Amity Boulevard and extend to Cockburn
Road (complete).

Connect north-south shared path to Amity Boulevard (complete)
South-North Connection: On the western side of Cockburn Road

Extend the existing dual use path from the east of the Coogee Beach car park
(near existing Powell Road) northwards to connect with the Port Coogee
development.

Construct a dual use path connecting the proposed Coogee Café/Kiosk and the
Port Coogee development along the western boundary of the grassed area and the
car park to the north of the existing Powell Road.

Connect the existing dual use paths from Poore Grove to John Graham Recreation
Reserve in Woodman Point with the proposed Surf Life Saving Club at Poore
Grove.
East-West Connection
Main Roads has undertaken an extensive review of the pedestrian and cyclist
requirements along Cockburn Road between Kiesey Street and Magazine Court.
One of the key observations noted was there is no direct link between the residential
developments on the eastern side of Cockburn Road to the path system on the western
side.
Pedestrian/cyclist crossing points along Cockburn Road have been provided in the plan
according to Main Roads WA study and includes the connection of:
the Park and Recreation Reserve on the eastern side of Cockburn Road to the
proposed Port Coogee development near the new left in and left out entry point.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
9

Kiesey Road cul-de-sac to the dual use path on the western side of Cockburn
Road.

the proposed south-north dual use path on the eastern side of Cockburn Road
north of Beach Road to existing Powell Road (to be closed).

the proposed south-north dual use path on the eastern side of Cockburn Road
south of Beach Road to the existing dual use path on the western side of Cockburn
Road.

the path along the southern side of Amity Boulevard to the existing dual use path
on the western side of Cockburn Road.

the path near Parakeet Way to Poore Grove (to be closed for motorist traffic and
used as a pedestrian/cyclist path).
Pedestrian Refuge Island and other facilities will provide safe pedestrian/cyclist crossing
points on Cockburn Road.
Main Roads indicated that any works proposed between Beach Road and Fairbairn Road
will not proceed until the Department for Planning and Infrastructure has completed a
review of the potential zoning of the residue road reserve east of the realigned Cockburn
Road under the MRS.
5.4 Community Facilities
5.4.1 Car Parking
Coogee Beach
The café is part of the Coogee Beach node and is adjacent to a major car park which
services the existing shop, current Coogee Beach Life Saving Club and general beach
users.
When the café/kiosk is developed, the existing shop maybe closed or used for other
purposes or demolished depending upon the requirements of the community. It is
considered that the existing parking in the area will be sufficient to service the proposed
café/kiosk subject to relocating the surf club to the new premises at Poore Grove.
The proposed on street embayment car parking west of the Port Coogee Neighbourhood
Retail Centre will supplement the car parking requirement for the area.
The car park will also be rationalised with the construction of a new entrance from
Cockburn Road and the closure of Powell Road to vehicle access. Disabled parking area
will be provided with convenient access to the proposed café/kiosk.
The plan also indicates the removal of the tennis courts to increase the capacity of the
existing carpark. However, this is subject to further investigation to determine the need for
tennis courts and their most appropriate relocation.
Every endeavour will be made to protect the existing Rottnest Island Cypresses that are
an integral part of the natural heritage and attractiveness of Coogee Beach.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
10
Poore Grove
The preferred location for the new premises of the surf club is west of Poore Grove and
south of the Coogee Beach Caravan Park in accordance with Council’s decision of 20
May 2003.
The Structure Plan shows the existing Poore Grove car park rationalised, the location of
the surf club building and associated facilities, as well as the alignment of the new
pedestrian/cyclist path. Overflow car parking is identified to provide for additional parking
on the grassed areas to accommodate spectators and participants at major events.
The locally significant Rottnest Island Cypress is present on the site. The sensitive
location of the club building and car parks on this location will avoid nearly all of the
cypress trees. Car park landscaping should incorporate these locally significant trees to
retain links to the local vegetation communities.
5.4.2 Recreational Facilities
The existing facilities include the grassed area, the existing shop, toilets, the jetty,
pontoon, a playground, barbecues, lawn and picnic areas, tennis courts and shade
structure.
The following improvements for the recreational facility in the area are proposed by:






expanding the grassed area at the north of the existing Powell Road as appropriate
where this area maybe increased subject to the removal of existing shop and the
surf club.
providing an additional swimming pontoon near the jetty.
providing more shade, outdoor beach showers and drinking fountains,
undertaking dune planting, weed management and tree planting.
rehabilitating degraded areas
relocating the playground closer to the café/kiosk to ensure that children stay away
from the traffic on the service road and are within view of the café,
relocating the tennis court to improve car-parking circulation and capacity. This will
be subject to further discussion.
5.5 Other Issues
5.5.1 Coogee Beach Caravan Park
The primary uses are camping and caravanning for long term occupation.
Coogee Beach Caravan Park is operated by Fleetwood Parks Pty Ltd. The land is leased
from the City of Cockburn until 31 May 2011 and occupies 4.09 hectares adjacent to
Cockburn Road. Fleetwood Parks may exercise options to extend the lease to 31 May
2016 or 31 May 2021. The park accommodates both short term and long term residents
and is considered an appropriate land use within the reserve (CALM, 2002).
The Structure Plan indicates that a roundabout is proposed at the intersection of the
existing access to the caravan park and a proposed service road be connected to Amity
Boulevard. This will provide for safer access to and from the caravan park.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
11
5.5.2 Potential Use of the Railway Reserve
The plan indicates the possibility of rezoning the Railway Reserve to Parks and
Recreation. The plan also shows a portion of the unused railway reserve between the
south-eastern corner of the caravan park and Cockburn Road could be used for holiday
accommodation (Ecoscape Pty Ltd, 1999) or other recreational uses. However, further
studies are required to determine the ultimate use of this land.
5.5.3 Access to Beach
Convenient beach access points are provided, having regard for the need to protect the
foredune system and recognising existing use patterns. The beach accesses are also
conveniently connected to the pedestrian/cyclist path system.
5.5.4 Heritage Sites
A Municipal Heritage Inventory was prepared for the City of Cockburn by O’Brien Planning
Consultants in 1997.
Within the structure plan area, the following places were identified:




Coogee Jetty (HP6)
Coogee Hotel (HP7)
Coogee Post Office (HP8)
Lime Kilns (HP31)
The timber jetty has been replaced. Other heritage places will be protected through the
development.
5.5.5 Ethnographic Areas
The seabed of the Indian Ocean (Site No. S02169) has been listed as an Aboriginal Site
by the Department of Indigenous Affairs.
Council may need to undertaken further investigation and consultation to ensure
obligations under the Aboriginal Heritage Act (1972) and the Native Title Act (1993) are
complied with.
5.5.6 Services
The following services are in the vicinity of Cockburn Road:




Water - immediately east of Cockburn Road
Sewerage - immediately west of Cockburn Road;
Telstra - to the west of sewerage line on the western side of Cockburn Road;
Gas - to the west of Telstra line on the western side of Cockburn Road, from Amity
Boulevard northwards (Transcore Pty Ltd, 2003).
Further consultation with the servicing agencies would be necessary during the detailed
design stage.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
12
5.6 Environmental Consideration
Coogee Beach has a robust environmental base suited to coastal recreation.
Coogee Beach coastline is relatively stable (O’Brien Planning Consultants, 1996). The
landform consists of a modified and flat area behind an elevated primary dune with a
swale and secondary dune in some sections (Regeneration Technology Pty Ltd, 2001).
The vegetation on Coogee Beach Reserve is generally in good condition due to
progressive rehabilitation by the City over a number of years. Three vegetation
communities are found at Coogee Beach Reserve, namely the Coastal Heath fore dune,
the Coastal Heath hind dunes and the Callitris Woodland (Rottnest Island Cypress). The
Callitris Woodland which is generally found within the Woodman Point reserve south of
Poore Grove is very significant and has high aesthetic value. This Cypress is poorly
represented on the Swan Coastal Plain (Regeneration Technology Pty Ltd, 2001), and
therefore should be protected.
The proposed Coogee Café/Kiosk and surf club may necessitate the removal of dune
vegetation. However, every effort will be made to protect and preserve as much of the
vegetation as possible. Significant vegetation will be identified and protected during the
detailed design and development phase. Also, any disturbed area will be revegetated with
local and endemic species.
6.0 JUSTIFICATION/CONCLUSION
The draft Structure Plan provides an overall strategy for that portion of the Cockburn coast
from the southern end of the Port Coogee Marina to Poore Grove. It reflects major
development proposals in the area and establishes a more extensive road network and
pedestrian/cyclist system, to improve public accessibility to the coastal areas. It also
discusses other proposals relative to community facility improvement, car parking
provision, Coogee Beach Caravan Park, potential use of the unused Railway Reserve and
identifies issues that will need further investigation.
Also establishes a beach node at Poore Grove which provides added capacity to satisfy
the needs of a growing local and regional community.
The Structure Plan will provide guidance for the future planning and development of
Coogee Beach and provide public information about the possible future of this section of
the coast.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
13
7.0 REFERENCES

Ecoscape (Australia) Pty Ltd, 1999. Integrated Coastal Management Strategy For the
City of Cockburn.

O’Brien Planning Consultants, 1996. Coogee Beach Development Plan – prepared for
the City of Cockburn.

Regeneration Technology Pty Ltd, 2001. Coastal Works Plan – City of Cockburn.

Transcore Pty Ltd, 2003. Cockburn Road, Coogee, Magazine Court to Kiesey Street –
Pedestrian and Cyclist Facility Planning Review, prepared for Main Roads Department.

The Department of Conservation and Land Management (CALM), 2002. Woodman
Point Regional Park – Draft Management Plan 2002 – 2012.
DRAFT COOGEE BEACH STRUCTURE PLAN – November 2004
14
APPENDIX A – Port Coogee Marina Local Structure Plan
(Adopted by Council 16 March 2004)
(Link to 07)
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
APPENDIX B – Coogee Beach Café/Kiosk
(Link to 08, 09, 10, 11)
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
APPENDIX C – Comprehensive Location Assessment of Coogee
Beach Surf Life Saving Club
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
APPENDIX C
COOGEE BEACH SURF LIFE SAVING CLUB
1.
Purpose
The purpose of this Appendix is to provide additional details about the proposal to
establish a surf life saving club at Coogee Beach.
The proposal forms part of the draft Proposed Coogee Beach Structure Plan, and is
located south of the Coogee Beach Caravan Park at the western end of Poore
Grove.
2.
Introduction
The Coogee Beach Surf Life Saving Club (The Club) was incorporated in May
2002. Beach patrols commenced in November 2002 and membership has grown
rapidly to a membership of 386.
The Club currently operates out of temporary premises at Coogee Beach (Powell
Road), being the old St Johns Ambulance building.
There is a need to identify a suitable location to construct purpose built facilities for
the Club, which will satisfy their operational and locational requirements, whilst at
the same time recognise environmental and social considerations.
The City in consultation with the Club has assessed a number of sites in the
Coogee area and the results of the analysis are presented in the following section.
3.
The Council’s Approach
The approach to the establishment of the Club, is reflected in the decision made at
its meeting held on 18 June 2002, that it:“(1)
supports the Coogee Beach Surf Life Saving Club taking responsibility of the
area of the beach between the Woodman Point Jetty to James Rock in
accordance with the requirements of the Western Australian Surf Life Saving
Association;
(2)
approves the Coogee Beach Surf Life Saving Club having use of the old
First Aid Room on Powell Road, Coogee provided that it takes responsibility
for all service costs, minor internal and external maintenance including
cleaning of the building;
(3)
supports the proposed location for the Coogee Beach Surf Life Saving Club
rooms as per the attached plan on the understanding that the Club will seek
all the necessary approvals for the construction of the facilities to proceed;
(4)
allocate for consideration on the 2002/03 budget a sum of up to $32,000 for
the purchase of essential equipment for a Surf Life Saving Club, approved
for purchase by Council, provided that the Council contribution is matched
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
on a dollar for dollar basis with other funds and the equipment is only used
by the Coogee Beach Surf Life Saving Club unless the City approves the
use by another organisation, is capable of being securely stored at Coogee
Beach and is returned to Council in the event that the Club ceases to
operate; and
(5)
advise the Coogee beach Surf Life Saving Club that Council is:
1.
prepared to give consideration to contributing up to a maximum of
$300,000, subject to Budget constraints on a dollar for dollar basis for
the construction of surf club rooms on Coogee Beach provided that all
necessary approvals have been gained;
2.
not prepared to support the inclusion of a public restaurant within the
proposed facility.”
The explanation given by the Council in support of its decision was that the First
Aid Room will not be large enough to accommodate the club. By deleting the
words and the Club membership is in excess of 400 members for 2 successive
years, leaves it open to the Club to negotiate with Council on an appropriate time to
build.
4.
Club Requirements
The membership of the Club is made up of 205 males (53.1%) and 181 females
(46.9%). It is expected that by the year 2005 the total membership will have grown
from 386 to between 600 and 800, and by the year 2010 membership will be 1000
to 1200.
To meet this anticipated membership, and based on an assessment of other similar
surf life saving facilities, the proposed Coogee Beach Surf Life Saving Club
facilities need to meet the following requirements to ensure that the Club can
provide an effective and sustainable level of service to successfully meet its surf life
saving patrol obligations, namely:




direct beach frontage and access for rescue boats, surf craft and trailers and
patrol vehicles;
surf craft, rescue boats and equipment washing (water recycling) area;
suitable club building including observation tower, secure storage,
administration, gymnasium, change rooms, training rooms, first aid, examination
/ multi-purpose function area, canteen totalling 2300m 2 (1500m2 ground floor
and 800m2 first floor);
external courtyard and grassed areas;
adequate and suitable parking that can be shared with community.
A report on the likely requirements of the Club was prepared by George Vassiliou,
Architect and Leisure Planner, in November 2003.
In addition the club premises needs to be located so that it is:


central to the club patrol area;
directly served by district roads;
easily accessible by the public;
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN





adjacent to the beach;
served by public transport (primarily for juniors);
adjacent to a wide flat beach for competition events;
not in conflict with other beach users;
able to have good visibility of the swimming area.
Three sets of options were presented for consideration, namely:


Option A
Option B
Option C
A1
On the foredunes, north of the existing Coogee Beach car
park and abutting the proposed Port Coogee Marina
development .
A2
On the foredunes, west of the northern end of the existing
Coogee Beach car park, just south of the Port Coogee
Marina development. (The originally promoted site for the
club)
B1
On the foredune, north of the pedestrian path to Coogee
Jetty.
B2
On the foredune, south of the pedestrian path to Coogee
Jetty, as a co-joint development with the proposed Coogee
Kiosk/Restaurant.
B3
On the grassed area behind the Coogee Beach Shop north
of the pedestrian path to Coogee Jetty.
C1
On the foredune, west of the Poore Grove car park and
south of the Coogee Beach Caravan Park.
C2
Behind the foredune, north of the Poore Grove car park and
south of the Coogee Beach Caravan Park.
C3
On the foredune, immediately west of the Poor Grove car
park and within the Woodman Point Reserve.
C4
On the foredune, immediately west of the Poore Grove car
park, located in a natural depression between Options C1
and C3.
(Note: C4 has been added since the presentation)
A plan of the site options is attached. (Link to 12 and 13)
All of the sites, with the exception of Options C3 and C4, are located wholly within
Reserve R24306, which is an ‘A’ Class reserve, vested in the City of Cockburn.
Site Options C3 and C4, are located within or partially within the Woodman Point
Reserve R40184 and under the control of CALM.
All the sites are located within the Parks and Recreation Reserve under the MRS.
5.
Sustainability Assessment
A Sustainability Assessment was undertaken by staff from the Community
Services, Environmental Services and Strategic Planning sections of the City of
Cockburn. The information provided in this assessment is to assist Elected
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Members in having all available information in an easily comparable format when
considering an appropriate location for the Club from the 3 main options that were
investigated.
The assessment did not include any community consultation with the exception of
informal feedback from the Coordinator of the Friends of Coogee Beach. The
Coordinator advised that the clubroom location should be considered within a
broader framework of the long term development in the area, and that Options A
and B were not acceptable due to parking locational difficulties, other potential
developments, narrow restored beach dunes and potential conflict with increasing
numbers of other beach users who will concentrate around the existing amenities.
Option C, however, utilising the existing (CALM) car park was the logical choice.
Community consultation was required before any option was finalised.
Assessment was undertaken on the major social, economic and environmental
factors that were judged to be important considerations to the proposal.
In summary, the outcome of the comparative evaluation resulted in site Option C4
being selected as the most appropriate location. Site C4 is a compromise location
between sites C1 and C3.
The assessment for each of the sites was as follows:Option A
Site A1 Site
A2
Environmental
Options
Locations
Site B1
Option B
Site
Site
B2
B3
Site C1
Option C
Site C2
Site C3
Vegetation
condition
Vegetation
removal
Vegetation
linkage
Coastal
Processes
Social
Parking
area
impacts
Impact on
current
users
2
3
4
5
3
3
1
4
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
No
Yes
Use
current
area
Insufficient
parking
Use
current
area
Insufficient
parking
Use
current
area
Insufficient
parking
Use
current
area
Insufficient
parking
Use
current
area
Insufficient
parking
Yes
Yes
Yes
Public
Access
Visual
landscape
Economic
Cost
Ranking
Unchanged
Yes
Unchan
-ged
Yes
Unchanged
Yes
Unchan
-ged
Yes
Unchan
-ged
Yes
Conflict
with
caravan
park
Improved
Conflict
with
caravan
park
Improved
Conflict
with
caravan
park
Improved
Yes
Yes
Yes
Highest
Highest
1
Highest
2
3
Note: (1) Site C4 evolved from the evaluation of the Option C site options as a best
fit based on environmental and site development conditions, but straddles
the boundary of the Coogee Beach Reserve vested in Council and the
Woodman Point Reserve controlled by CALM.
6.
The Preferred Option C4 at Poore Grove
(Link to 14)
Based on the Sustainability Assessment, Option C4, at Poor Grove was selected
as the preferred site for the club.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option C4 has the following attributes:-
Access off Cockburn Road via existing Poore Grove.
-
Building activity area and washdown area is located in depression behind
the primary dune.
-
Double storey building will not dominate the skyline. Building should be of a
form and materials that complement the natural setting and withstand the
harsh environmental conditions.
-
Public beach access will be improved.
-
Existing car park will need to be upgraded and it is considered desirable to
have a dry grassed overflow car park to the south.
-
Existing DUP will be relocated but all links will be maintained.
-
Building will have caretaker accommodation as the presence of a caretaker
will reduce theft and anti social behaviour that has plagued this area to the
point where CALM want to close it off.
-
Site is part of Bush Forever (can’t remember if this is just CALM, CoC or
both). The area in question is degraded, but stable. Area to the south-east
contains consolidated grove of Rottnest Island pines which are of high
environmental value. The proposal does not affect this area. There are
isolated Rottnest Island pines scattered throughout the area of the proposed
club. In recognition of their significance, it is proposed that City of Cockburn
Environmental Services would undertake consolidated planing of the pines
elsewhere in the reserve to compensate for such loses.
-
In regard to the coastal setback to the north. MP Rogers determined an
appropriate setback was 30 metres. This has been adopted as the basis of
this preliminary exercise. If it is determined/agreed Poore Grove is the most
appropriate location, then a detailed coastal setback study will be
undertaken to confirm requirements.
7.
The Council’s Support for Option C4, at Poore Grove
Council at its meeting held on 20 May 2003, resolved as follows:“(1)
receive the report;
(2)
support Option C4 site, located on the fore dune west of Poore Grove
car park and south of the Coogee Caravan Park, as the preferred
location for the establishment of the Coogee Beach Surf Life Saving
Club premises;
(3)
write to the Department of Planning & Infrastructure, Department of
Environmental Protection and Conservation & Land Management,
advising of the proposal and seeking a preliminary response as to the
level of support that such a proposal is likely to receive should a
formal application be lodged;
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
(4)
subject to supportive responses being received from (3) above, the
Chief Executive Officer is to:
1.
Commission a suitably qualified consultant(s) to advise on
coastal engineering and environmental issues.
2.
Through tenders, appoint an Architect to develop schematic
designs and costings with the scope within the tender to
provide a full or partial suite of Architectural Services to the
extent required.
(5)
advise the Department of Conservation & Land Management that it is
prepared to proceed with the excision of a portion of the Woodman
Point Reserve (R40184) for vesting as a recreational reserve in the
City of Cockburn, to include Poore Grove and an area sufficient to
accommodate the needs of the Coogee Beach Surf Life Saving Club
and facilities for the general public to access the adjoining beach
area, with all costs and administrative processes to be borne by
CALM;
(6)
allocate $100,000 in the 2003/04 budget for consultancies in relation
to the development of a surf life saving club at Coogee Beach.
(7)
advise the Club of Council’s decision”
The explanation in support of the Council’s decision was based on the fat
that the City Administration met with executive members of the Coogee
Beach Surf Life Saving Club to discuss a means by which the development
of club facilities at Coogee Beach could best proceed. From the discussions
it was evident that some indication from the relevant State Government
Authorities on the suitability of the proposed site needs to be sought and
more detailed schematic design and costing for the Club facilities and
requisite support infrastructure were required.
As ultimately the Club facilities will be on land under the control of the City
and is likely to involve a significant financial commitment by the City, Council
needs to have a role in working with the club to achieve the best outcome.
When there is more detailed designs and costs for the proposed Coogee
Beach Surf Life Saving Club facilities available, the matter can be submitted
for Council consideration with an agreed process to be followed should the
matter proceed.
8.
Implementation
Because the siting options for the Club are located within Regional Open Space
and adjacent to the coast, it will be necessary to:
Consult with the public, government agencies and other stakeholders to
determine acceptability of Poore Grove site and detailed studies that need to be
undertaken. This is being undertaken through the advertising of the draft
Proposed Coogee Beach Structure Plan.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
9.
10.

Rationalisation of reserve boundaries with the Department of Conservation and
Land Management to include the car park and building areas within the City of
Cockburn reserve.

Coastal setback study, approved by Department for Planning and Infrastructure.

Approval by Bush Forever Office, Department of Environment.

Preliminary schematic plans/elevations of the Surf Club building.

Development approval by Western Australian Planning Commission.
References
1.
Coogee Beach Surf Life Saving Club. Briefing to City of Cockburn on
Development of the Club and the proposed Coogee Beach Community
Multi-purpose and Life Saving Amenities Facility. Coogee Beach Surf Life
Saving Club – February 2003.
2.
Comparative Location Assessment of Coogee Beach Surf Life Saving Club.
City of Cockburn – March 2003.
3.
Coogee Beach Surf Life Saving Club Site Options Workshop – September
2003.
4.
Coogee Beach Surf Life Saving Club – Assessment of Clubroom Facilities
Requirements for the City of Cockburn. Prepared by George Vassiliou,
Architect and Leisure Planner – November 2003.
Sustainability Assessment Schedule
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Towards a
Sustainable Cockburn
ComparativeLocationAssessmentofCoogeeBeachSurfLifeSavingClub
This Comparative Location Assessment (CLA) was undertaken by staff from the Community Services, Environmental Services and Strategic
Planning sections of the City of Cockburn. The Assessment involves social, economic and environmental factors associated with each of the five
general site options shown in Figure 1. The site locations indicated are indicative and may change based on site specific factors. The land size
required for the building and associated area (approximately 4800m2) is indicated. Additional car parking size is not included.
This assessment has not yet included significant community consultation. Community consultation will be required before any option is finalised.
Assessment was undertaken on the major social, economic and environmental factors that were judged to be important by Cockburn staff. Some
positive and negative factors are common to all five options are presented in the larger box adjacent to the ‘objective’ for each factor.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Towards a
Sustainable Cockburn
Social Factors
Provision of Community Services
Objective – To maximise the benefits to the community through the
provision of a Surf Life Saving Club and services at Coogee Beach.
Comment - There are no Surf Life Saving Clubs within the City of
Cockburn. In fact there are no other Surf Life Saving Clubs between
Fremantle and Rockingham, the next club to the south is at Secret
Harbour. The Coogee Beach Surf Life Saving Club can then be seen to
be serving those within the City of Cockburn with an interest in surf life
saving and those that will use the beach. The City has a current
population of 74,000, which will rise to 100,000 by 2020. This population
growth will primarily be young families who it would be expected would be
attracted to the training and social aspect of surf life saving.
According to the Australian Bureau of Statistics 2001 census there was
20,000 people in the City aged between 0 and 19 years. This equates to
30% of the population of the City. It is of fundamental importance to the
community and the local authority that young people are provided with a
range of activities that encourage and enhance constructive and
meaningful behaviour. Membership of a surf life saving club provides
opportunities for:

Learning to swim and water safety skills;

Encourages a healthy physical life style;

Participation in a volunteer organisation;

The discipline and commitment of club membership and participation
in competition;

Opportunities for leadership and team skills;

A healthy sporting and social environment;

Offering a sporting and recreation opportunity for all family members;

Supporting Surf Life Saving Western Australia in the provision of the
Sunsmart School and Community Education Program and a
professional standard life saving service.
Advise from the CBSLSC is that the current membership of the club is
nearly 400 participants comprised of the following age groups:
Stingrays
4-7yrs
49 members
Nippers
8-13yrs
170 members
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option A


Option B
Option C
Option D
Social benefits apply to all sites.
Current
shortage of car parking
bays will worsen.

There may
be some opportunity for
expanding
into
the
proposed
commercial
area to the north.

Short
term
conflict
between
other beach users
will
be
manageable.

Longer term
as Club numbers
grow the conflict
for beach space
near to the jetty
will increase.

Current
shortage of car
parking bays will
worsen.
Little
opportunity
for
expansion.

Opportunity
to
develop
significantly more
car parking bays
and relieve current
pressure
on
existing car park.

There will be
significant
cost
associated
with
development
of
additional
car
parking bays.

Opportunity
to use existing
infrastructure and
develop further car
parking.

Additional
‘overflow’ parking
could
use
the
grassed areas.

Nearest
public
transport
access (Cockburn
Road)
is
approximately 800
m walk along fairly
isolated road.
Towards a
Sustainable Cockburn
Cadets
Seniors
14-18yrs
19+yrs
Total:
25 members
142 members
386 members
Given the demographic profile of the City it is expected that nippers and
stingrays (those under 13 years) will continue to constitute approximately
50% of the active membership. The club estimates that the membership
will reach 800 by 2007 and 1200 by 2010. These figures appear to be
realistic based on the experience in the northern suburbs and the club
being able to offer quality club facilities.
Safety
Objective - Movement of life saving equipment and vehicles in a high
recreational use area could lead to accidents.
Minimise risks to
recreational users of Coogee Beach and the operation of the Coogee
Beach Surf Club.
Comment – There have been limited number of safety incidents reported
on Coogee Beach. Whilst there will be considerable growth in the
younger portion of the population within the city there will be a significant
number of more elderly people who will utilise Coogee Beach for fitness
and recreational activities. It is this group that may well feel some comfort
and sense of security in having life saving representatives on the beach.
Most metropolitan Local Authorities with beachfronts provide a beach
patrol service or contract directly with SLSWA who employ silver
medallion qualified people from the clubs to deliver the services. As the
popularity of Coogee Beach increases it is likely that the expectation of
the local community will be that the City of Cockburn provides patrols.
These parols are likely to be required to ensure the safety of beach users,
control of anti social behaviour on the beach and ensure the cleanliness
in the area particularly on the weekend. The operation of a Surf Life
Saving Club at Coogee Beach provides a cost effective and committed
means for the provision of patrol services.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option A

The northern site
is further away from
main
recreational
activity
reducing
conflict with public use
and club training and
carnivals.
Option B

The Option B
will involve the
largest
potential
conflict
with
existing users.

This
site
would provide the
best vantage for
patrol.
Option C

Option C site
may
have
restricted
visual
coverage, however
the
observation
tower
should
assist in coverage.

Out of hours
security
/
protection may be
required due to
isolation
and
current problems
with
vandalism
and
anti-social
behaviour.
Option D

The northern
area
of
John
Graham Reserve
will reduce beach
and
access
conflicts.

Increased
security would be
needed due to
seclusion
and
current vandalism
problems.

The southern
area may increase
interaction
between
equipment
movement and the
public, ie beach
patrols would need
to cross the bottle
neck at jetty.
Towards a
Sustainable Cockburn
Native Title and Cultural Heritage
Option A
Objective - There are numerous identified sites of Aboriginal occupation
and use within the area. The objective for the management of these
issues is to ensure compliance with the relevant legislation and also to
identify, and protect or manage any Native Title or Heritage issues
identified on the sites.
Comment - The Coogee Beach area is included within the combined
Metropolitan Claim area and includes the waters to the west of Rottnest
Island. All residential, commercial and other exclusive possession leases
are excluded from the native title claim. The native title tribunal said the
claimants can negotiate over developments in government reserves,
foreshore land, and mining and exploration endeavours. However, the
claimants do not have the right to veto any such development. The
proponent should clarify are Native Title requirements over the sites.

Option B
Option C
Option D
Archaeological and ethnographic surveys of the areas should be undertaken in
consultation with the relevant local Aboriginal groups and Native Title claimants. The results of
these surveys should be used as a factor in identifying the most appropriate site for the
construction of the club.

Parts of John
Graham Reserve
could be described
as ‘disturbed’ and
hence construction
may not be seen
as such a problem.
DAA approval still
required.
35 heritage sites have been recorded in the region. Sand dunes, less
disturbed coastal areas and lakes are most likely to contain sites.
Revitalisation of the Area
Option A
Objective - Providing a new feature will attract people to the area which
will assist in raising awareness of Coogee Beach as a safe, clean, family
beach.

Comment - Cockburn’s coastal strip, for many residents of greater Perth,
is synonymous with the smell of old skin hide factories and Robb’s jetty.
Whilst those who know the City are aware of what Coogee Beach has to
offer this image of the City’s beaches still remain in the minds of many
within metropolitan Perth. The development of the Coogee Beach Surf
Life Saving Club assists in altering this image of Cockburn, the fact that a
club exists at all contributes to the improved image. Inter club
competitions organised by the State Surf Life Saving Association and the
club raise the profile of the area.
Currently the City of Cockburn organises the annual Coogee Beach party
with funds provided from the municipal budget. There is an opportunity to
greatly increase the range of activities and the level of community
involvement by providing the funds allocated to the Coogee Beach Surf
Life Saving Club to run the event.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option B
Option C
Option D
From the community development perspective there is no significant advantage of one site
over another.

It could be argued that sites A, B and D offer some advantages as they concentrate social
interaction and activities more centrally in existing ‘nodes’.
Towards a
Sustainable Cockburn
Environmental Factors
Vegetation
Objective - The objective for vegetation management is to identify the
type and extent of coastal vegetation that may be lost with each site
option and identify options to minimise the area affected.
Comment - All sites under consideration fall within the System 6 “M90”
area and more recently Bush Forever Woodman Point, Coogee site 341.
All areas contain fragile dune vegetation communities in differing
condition. The Option C and D (south) sites contain disturbed Rottnest
Island Cypress communities which were once widespread along the
Swan Coastal Plain but are now restricted in range.
1
Option A


Option B
Option C
A set-back study
for the Coogee Beach
Café
/
Kiosk
recommended 30 m
behind vegetation line.
The northern sites may
require a greater set
back to protect the
dune vegetation to the
dune ridge line to
prevent ‘blow outs’
either side of the
development
(or
extensive
erosion
control measures).

The
vegetation
condition
of
the
northern site is rated
2-3 out of 5 (with 1
best).

A study of the
set-back distance
required for the
Coogee
Beach
Café / Kiosk to
maintain structural
integrity of the
building
was
undertaken by M P
Rogers
and
Associates1. This
report suggests a
setback of 30 m
behind
the
permanent
vegetation line for
coastal buildings.

The
vegetation
condition of the
middle
site
is
rated 3-4 out of 5.

The
locally
significant Rottnest
Island Cypress is
present on the
Option C site.
Sensitive location
of the club building
and car parks on
this location will
avoid most of the
cypress
community
and
may
provide
opportunity
to
actively manage
the
remaining
communities. Car
park landscaping
etc
could
incorporate these
locally significant
species to retain
links
to
local
vegetation
community.

The
vegetation
M P Rogers and Associates (2003) “City of Cockburn Coogee Beach Café / Kiosk – Set Back Distance”, For City of Cockburn, Perth.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option D
All sites currently under discussion will impact on dune vegetation. No rare or priority
species have been identified on any of the sites

The M P
Rogers
and
Associates report
suggests
a
setback of 30 m
behind
the
permanent
vegetation line for
coastal buildings.

The
vegetation
condition is varied
in the 2 John
Graham sites but
generally
degraded.

Vegetation
condition rated 3 –
5 out of 5.

Northern site
would
be
the
preferred location
of the two, based
on
existing
vegetation
condition.
Towards a
Sustainable Cockburn
condition of this
site is rated 1-4
out of 5.
Coastal Stability
Option A
Objective - All sites located on coastal dunes will have similar structural
stability issues that will need to be addressed as part of the engineering
design. Alternative locations, length of beach frontage, proximity to
foredune, long term issues, ‘wind shadow’ effects on vegetation and other
factors that may reduce the impacts on and from coastal stability need to
be considered. The objective of this factor is to minimise the potential
problems with regard to dune stability and building stability from the
facility.
Comment - The M P Rogers and Associates report assessed the
required setback for the Coogee Beach Café / Kiosk and recommended
30 m setback to building structures to provide a low level of risk to the
integrity of the building, due to erosion, for 20 years.
It was
recommended that the lease be granted for the kiosk for 20 years and
reviewed (based on actual erosion problems) prior to consideration of
extending the lease.

Option B
Option C
All sites would require specific site assessment about stability of structures if built on
foredune area.

Application of the WAPC draft Coastal Planning Policy would require a 73
m setback, however the lifesaving club would likely be identified as a
structure exempt from the setback requirements. Appropriate siting and
erosion control measures would be necessary for the development.
Government and Council (Planning) Policy
Legislation (as applying to coastal development)
and Option A
Objective – To ensure that any legislative or policy implications from the
three options are identified early in the assessment / development
process.
Comment - The WAPC policy of relevance is the Draft State Coastal
Planning Policy. The Draft Policy has been prepared as a Statement of
Planning Policy (SPP) under Section 5AA of the Town Planning and
Development Act.
The key provisions of the Policy, as applying to the proposed Life Saving
Club are:
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN

Option D
Option B
The Option C
site has lower dune
system and siting
the building in a
depression behind
foredune could limit
vegetation clearing
and stability works
required.
Option C

The
John
Graham Reserve
area would ideally
be located within a
swale behind the
primary
dune
limiting
clearing
and stability works
required.
Option D
All three options are subject to the same policy and legislative requirements.

Option C may
straddle
Council
and
CALM
controlled
land.
This would require
CALM
approval.
CALM
have
previously

The
John
Graham Reserve is
entirely
within
CALM land and
hence
would
require
CALM
approval. It is likely
that an area of land
Towards a
Sustainable Cockburn
1. Development should be based on a coastal planning strategy or
foreshore management plan; and
indicated a desire
to close Poore
Grove road and
carpark or divest
management
to
Cockburn Council.
2. Development should be setback 100 metres from the upper shore line,
with some allowable exemptions.
would be vesting in
Council to manage.
While a coastal planning strategy exists for Cockburn on a broad basis
(Integrated Coastal Management Strategy 1999), no foreshore
management plan specific to Coogee has been prepared. Such a plan
should be prepared in accordance with the Draft SPP as part of the
planning for the Life Saving Club.
The three options fall within the 100 m setback discussed in the draft
plan, however a Life Saving Club would be exempt from these
requirements as it requires a coastal location.
Coogee Beach and surrounds are reserved in Council’s Town Planning
Scheme No.3 for Parks and Recreation. The development and use of
land for a surf lifesaving club premises is considered to be compatible
with the intent and objectives of the Parks and Recreation reservation.
Under the requirements of the MRS Act and related delegation
instruments, Council has no planning control over the subject land and
the WAPC would be the authority responsible for determining a
development application in this instance.
Aesthetic Impacts
Option A
Objective - Any coastal facility has the potential to significantly change
coastal skylines and be highly visible. Building placement and design
needs to be sympathetic with surrounding land forms, land use and the
nearby built environment. The objective of this factor is to minimise the
visual impacts from the building design and location.

Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
Option B
Option C
Option D
Although detailed elevation plans have not been provided, a two storey building of the
design envisaged is likely to be approximately 5 to 7 metres high, with an observation tower.

From the above information it is evident that all buildings will affect the skyline from the
nearest ‘flat ground’ but can be mitigated to a certain extent by sinking the building while
providing level access for vehicles out of the ground storey to level ground.
Towards a
Sustainable Cockburn

Economic Factors
Economic Development
Objective - Assess the extent of economic impacts for nearby locations.
Comments - The economic impact of the development of the Coogee
Beach Surf Life Saving Club is closely intertwined with the general
increase in the popularity of Coogee Beach due to a number and variety
of factors. A membership of 1000 individuals would result in, during the
summer months, say an additional 1200 visitors directly related to the surf
club activities with the visits spread over weekends during the summer
months. As surf life saving requires high levels of physical activity and the
participants are primarily children and young adults it would be expected
that ‘fast foods’ such as chips, hamburgers and confectionary would be
popular. There is likely to be an increased demand for ‘cappuccino’ style
foods by parents and others connected to the surf club or whose children
are involved in club activities on club days.
The surf life saving season runs from October of one year to the end of
March of the following year and operates at a minimum on both weekend
days. If one assumes a family group of a parent and two children, with 2/3
of all family groups attending the surf club spending on average (2 serves
of chips at $5,00: two cans of soft drink at $3,00 and one coffee/tea at
$2.50) there would be a family expenditure of $10.50. This equates to say
$6,930 per weekend or $200,000 pa of expenditure over the club
operating summer period.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
The northern site
has an elevation of
approximately
6
metres
above
the
nearby car park.

The middle
sites have a drop
of approximately 5
metres
to
the
grassed
recreational areas

The southern
sites have a drop
of up to 3 metres
to the carpark

The
John
Graham Reserve
locations
are
within a swale
which
would
reduce aesthetic
impacts. However
the building will
still
alter
the
skyline
looking
west and east.
Option A
Option B
Option C
Option D




If Option A is
chosen it is likely that
the fast food outlets
proposed to be built on
the alignment of the
new Cockburn road in
the vicinity of option A
would primarily benefit.
The kiosk is also likely
to increase trade on
‘carnival’ days where
large
numbers
of
spectators
would
arrive in the area.
Should
the
Surf Life Saving
Club
be
constructed close
to the proposed
kiosk/café,
(the
Option B site) and
did not have its
own food outlet it
would be expected
that the kiosk/café
would
be
the
primary benefactor
of the direct surf
club expenditure
from its members.
There would be a
minor
flow
on
effect to the shop
over the road but
this is considered
to be insignificant
Should
the
surf
club
be
located south of
the
existing
caravan
park
(option C) it is
likely that the surf
club would seek to
have its own food
outlet for fast and
confectionary
foods, which would
benefit from the
purchases
by
members. It is
likely that there
would be little
benefit
to
the
kiosk/café at is
proposed location.
If there is no food
outlet at the surf
Should
the
surf
club
be
located at the John
Graham Reserve,
it is likely that the
surf club would
seek to have its
own food outlet for
fast
and
confectionary
foods, which would
benefit from the
purchases
by
members and the
public.

A low key
café
at
the
Reserve
is
identified as an
option if CALM’s
draft Management
Towards a
Sustainable Cockburn
The ten biggest clubs in Perth have annual turnovers of approximately
$250,000. It is a reasonable expectation that with suitable premises and a
membership of 1000 the Coogee Beach Surf Life Saving Club would be
has an annual turnover of approximately $200,000. Much the expenditure
associated with the club would occur in the local area and through the
multiplier effect by a small boost to the local economy.
As Coogee Beach becomes better known there will undoubtedly be an
increase in property values in the area. This increase in values is likely to
accelerate with the development of Port Coogee. Coastal property values
in metropolitan Perth have increased disproportionately to other area of
the metropolitan area. Coogee Beach is relatively close to the CBD and
Fremantle. The development of the surf club will be another element in
the raising of the profile of the beach and consequently land values in the
area.
Appendix C - DRAFT COOGEE BEACH STRUCTURE PLAN
to the viability of
this shop as it
tends to rely on
passing vehicular
trade and some
convenience
shopping
by
residents in the
local area.
club it is then likely
that
purchases
from the shop on
the east side of
Cockburn
Road
would gain some
benefit as those
leaving the surf
club
travelling
north
would
become ‘passing
trade’.
Plan.