GOVERNMENT OF
WESTERN AUSTRALIA
GAP RIDGE
INDUSTRIAL ESTATE
LandCorp Design Guidelines
Light Industrial Precinct
May 2014
2
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
CONTENTS
1.0 INTRODUCTION
4
1.1 Gap Ridge Industrial Estate
1.2 Application of Guidelines
1.3 Development Vision
1.4 Purpose of this Document
1.5 Planning Framework
1.6 Lodgement
2.0 HOW TO USE THIS DOCUMENT 6
2.1 How to use this Document
2.2 Variations to Standards
2.3 Lodgement Requirements
3.0 LAND USE
7
3.1 Introduction
3.2 Permitted Uses
3.3 Incidental Uses
3.4 Temporary Uses
4.0 DESIGN REQUIREMENTS
8
4.1 Introduction
4.2 Site Planning
4.3 Development Requirements
4.3.1 Street Setbacks
4.3.2 Side and Rear Boundary Setbacks
4.3.3 Streetscape Interaction
4.3.4 Site Cover
4.3.5 Building Character and Articulation
4.3.6 External Fixtures
4.3.7 Vehicle Parking and Manoeuvring Areas
4.3.8 Crossovers
4.3.9 Washdown Bays and Refuse Collection Areas
4.3.10 Signage
4.3.11 Side and Rear Fencing
4.3.12 Front Fencing
4.3.13 Energy Management and Lighting
4.3.14 Landscaping and Stormwater Management
Appendix A – Street Frontages
Appendix B – Colour Palette
Appendix C – Species List
Appendix D - Drainage
Appendix E - Swale Revegetation
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
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1. INTRODUCTION
1.1 GAP RIDGE INDUSTRIAL ESTATE
1.3 APPLICATION OF GUIDELINES
The Gap Ridge Industrial Estate fronts Dampier Highway and is
strategically located with easy access to the Burrup Peninsula,
Karratha Town Centre and the Airport. Due to the high level of
access, transport and logistics, laydown and warehousing are
priority uses for the Estate.
The Gap Ridge Industrial Estate has been divided into two
precincts for the purpose of creating appropriate land use
clusters (see Figure 1). Proponents seeking to develop within the
Light Industry Precinct must demonstrate compliance with the
mandatory requirements and intent of the guidelines.
1.2 DEVELOPMENT VISION
These guidelines (Part A) do not apply to development within the
General Industrial Area - see Part B.
The vision of the Gap Ridge development is to create a flexible,
well designed industrial estate catering to the needs of industry
and the community to facilitate a diverse range of industries in
order to support the continued growth of the Pilbara region.
RT
PO 7Km
ER 1
PI P)
M RU
DA UR
(B
KARRATHA AIRPORT 4Km
NICKOL BAY
INDUSTRIAL PRECINCT A LIGHT INDUSTRY
INDUSTRIAL PRECINCT B GENERAL INDUSTRY
PIER
DAM
WAY
HIGH
KARRATHA 9Km
OAD
KARRATHA R
GAP RIDGE
MA
DIG
AN
RO
AD
2.5
Km
INDUSTRIAL
ESTATE
Figure 1 – Location Plan
4
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
1.4 PURPOSE OF THIS DOCUMENT
Obtain preliminary advice
from LandCorp
These guidelines provide the criteria to which all development within
the Light Industry Precinct must comply.
The objectives of these Design Guidelines are to:
• Encourage a high standard of industrial development which is
attractive, cohesive, efficient, and responsive to Pilbara locality;
• Encourage innovative and sustainable building design which
maximises functionality and performance;
• To avoid unsightly and poorly planned development;
• Ensure that environmental impacts from development are
minimised and contained; and
• Create an effective place to conduct business, and a safe and
amenable place to work.
1.5 PLANNING FRAMEWORK
The subject site is zoned Industrial Development under the Shire
of Roebourne’s Town Planning Scheme No. 8 (TPS8). Pursuant
to the Industrial Development zone provisions of TPS 8, a
Development Plan to guide the overall structure, land use and
spatial layout of the subject site has been adopted by the Shire
of Roebourne and the Western Australian Planning Commission.
These guidelines should be read in conjunction with TPS 8, the
Gap Ridge Industrial Estate Development Plan and any relevant
Local Planning Policies.
1.6 LODGEMENT
Lodgement of electronic plans is preferred. Electronic plans and
supporting material can be lodged by emailing the documents to
lodgement@urbis.com.au.
The following chart maps out the process for the development of
the allotments within the estate.
Design Guidelines
The application package
does not include all of the
required information, as
specified in section 3.1 of
these Design Guidelines.
Assessment will not
commence, and applicant
will be notified of the
missing information.
Proposal does not
meet requirements
Amendments to
proposal
Any changes to
the plans that may
occur throughout
the process need
to be approved by
LandCorp
Preparation of concept drawings
by proponent
Submit concept drawings and all required
supporting material specified in section
3.1 of these Design Guidelines (including
compliance checklist) to LandCorp for
review.
All required information is provided.
LandCorp will complete its assessment
within 14 days of receipt of plans and
endorse application if all criteria have
been met.
LandCorp endorses plans
Endorsed plan to be submitted by proponent
to Shire of Roebourne for planning approval
determination
Building License
Property inspection by
LandCorp and removal of caveat
A post development audit will be
undertaken following practical completion
to ensure the works carried out on site
are consistent with the plans endorsed
by LandCorp, prior to the removal of the
caveat on the site. Any inconsistencies
must be rectified before LandCorp will
agree to the removal of the caveat.
Development Approval Flowchart
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Light Industrial Precinct Design Guidelines
5
2. HOW TO USE THIS DOCUMENT
2.1 HOW TO USE THIS DOCUMENT
2.3 LODGEMENT REQUIREMENTS
The development requirements for each lot within the Light
Industry Precinct are provided within Part 4 of these guidelines.
All development applications shall meet these requirements.
Applications need to be lodged with Landcorp for preliminary
approval prior to lodgement with the Shire of Roebourne. The
Shire will not accept any plans that have not been issued with
preliminary approval by LandCorp.
2.2VARIATIONS TO STANDARDS
Applications can be submitted either electronically or in hard
copy. The application must include the following details:
Individual circumstances may require different standards to be
applied in order to satisfy the specific needs of the end user(s)
of the site. A departure from one or more of the mandatory
requirements may be considered at the decision makers
discretion where it is sufficiently demonstrated that:
The proposal will comply with the overall intents and
objectives of the guidelines, TPS 8 and any other Shire of
Roebourne requirements;
There is sufficient justification and particular circumstances
which necessitate a variation to the standards.
LandCorp Requirements (Pre-Approval Stage)
• One (1) electronic (preferred) or two (2) hardcopies of
the development plans with the following details:
1. Site Plan (1:200 preferred) of property with lot dimension
and area, north point, contours (or levels), abutting
street name(s), location of proposed building(s)
including setbacks to boundaries, location of access/
egress point(s), car parking and manoeuvring areas,
effluent disposal system, infrastructure within the
abutting road reserve (e.g. power poles, signage and
Telstra pits);
2. Floor plans of proposed building(s) (1:100 preferred);
3. Elevations of proposed building(s) (1:100 preferred)
including the existing and finished ground levels and the
means to stabilise exposed soil (e.g. batters, retaining
walls);
4. Landscaping concept plan for works forward of the
building line (including species list);
5. Stormwater management measures (e.g. drainage
easement and swales);
6. Construction materials and colour scheme; and
7. Fencing details (type, location and height).
8. Completed Application Assessment Checklist (attached
at appendix D) confirming the compliance of the
development against these Design Guidelines.
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Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
3. LAND USE
3.1 LAND USE - PRECINCT A
3.3 INCIDENTAL USES - PRECINCT A
Precinct A is intended to become a hub of activities that are
intensive but with limited off site impacts. This precinct will
have the greatest level of exposure to Dampier Highway and be
integral in the development of a consistent streetscape.
The following uses are only permitted within Precinct A where
they are not the primary use, and incidental (or ancillary) to the
primary use of the site:
3.2 PERMITTED USES - PRECINCT A
Land Use within the Gap Ridge Industrial Estate is guided by both
the provision of the Shire of Roebourne TPS 8 and the Gap Ridge
Industrial Estate Development Plan.
The following uses are permitted within Precinct A:
• Hire Service (Industrial)
Wrecking
• Industry – Light
• Motor Vehicle Wash
• Industry – Rural
• Outdoor Display
• Industry – Service
• Vehicle Store
• Storage facility/depot/
laydown area*
•Warehouse
• Emergency Services
• Motor vehicle and/or Marine
• Minor Utility Installation
Repair
• Veterinary Centre
• Motor Vehicle and/or Marine
• Factory Unit Development
Sales or Hire
• Motor Vehicle and/or Marine • Wind Energy Facility
*must comply with built form and screening requirements
•Office
• On-Site Canteen
• Drivers Accommodation - only where accommodation is
provided for drivers in order to satisfy the fatigue management
requirements of the Transport Co-ordination Act 1966, may be
provided on site that contains a road freight terminal where in
accordance with clause 6.16 of the Shire of Roebourne’s TPS8
and environmental health and safety requirements (cyclone
shelters).
Incidental uses are only permitted if they assist in the operation
of the primary use of the site, and do not represent and additional
stand-alone use.
3.4 TEMPORARY USES - PRECINCT A
Temporary uses are not precluded from being undertaken on
sites prior to the final development of the site. Applications for
temporary uses must be assessed by LandCorp and must be
compliant with the intents of the Design Guidelines. Additionally,
proponents must demonstrate the ability for the temporary use
to be removed and the site reinstated or developed in accordance
with the Design Guidelines. Caveats on the lot titles will not be
removed until the site is developed to the standard approved by
LandCorp.
The following uses are discretionary uses within Precinct A
subject to Shire of Roebourne approval:
• Industry – General
•Office
• Road Freight Terminal
• Utility Installation
• Dry Cleaning Premises
In additional to the above, the following uses are permitted on the
service centre lots only:
• Motor Vehicle and/or Marine Service Station
•Shop
• Take-away food outlet
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Light Industrial Precinct Design Guidelines
7
4. DESIGN REQUIREMENTS
4.1 INTRODUCTION
4.2SITE PLANNING
The following section outlines the mandatory development
requirements for all industrial development within Precinct A –
Light Industry (Figure 2). The Light Industry Area is highlighted in
Figure 2 below and includes the Dampier Highway and Northern
Sub-Precincts.
Lots within the light industry precinct are divided into
two zones:
• Administrative zone; and
• Operational zone.
LIGHT INDUSTRY
The administrative zone is the area contained within the first 22.0
metres of the lot behind the primary street frontage and is to
include components which generate public interaction:
DAMPIER HIGHWAY
SUB-PRECINCT
• Office/Administration Use
NORTHERN
SUB-PRECINCT
The operational zone is the area setback a minimum of 22.0
metres from the lot boundary on the primary street frontage and
is to include main activities on site:
• Visitors and Staff Parking
• Main Building Mass
• Loading and service areas
• Lay down areas
22m
Secondary Frontage
OPERATIONAL ZONE
Main Building Mass
Loading and Service Areas
Lay Down Areas
ADMINISTRATIVE ZONE
Office/Administration Use
Visitors and Staff Parking
Primary Frontage
Figure 2 – Precinct A
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Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Figure 3 – Site Components
4.3DEVELOPMENT REQUIREMENTS
4.3.1 Street Setbacks
(a) At least 30% of the building frontage is setback from the lot
boundary on the primary street frontage a minimum of 5 metres
and a maximum of 16.0 metres (measured from the wall of an
enclosed area). This part of the building is to be used for office/
administration components, staff amenities and the primary
building entrance
(b) The minimum setback for the main building mass is 22.0 metres.
(c) For corner lots, the building setback to the corner truncation
boundary shall be 5 metres.
(d) Street building setbacks to secondary street frontages on
corner lots shall be a minimum of 3 metres.
Setback
- Light Industrial
Please
refer to Appendix
A for the indication of primary street
frontages .
ADDITIONAL REQUIREMENTS FOR DAMPIER
SUB-PRECINCT
The lots indicated in Figure 2 as Dampier Highway SubPrecinct lots have been identified by LandCorp as important
road frontage sites with visual exposure to Dampier Highway.
The intention of the additional requirements for the SubPrecinct is to encourage particularly high quality development
on these subject sites with particular emphasis on uniform
building setbacks to improve visual amenity and the reduction
of security fencing across the frontages to enhance the
appearance of the estate
At least 30% of the building frontage is to be setback 16.0
metres from the lot boundary on the primary street frontage
(measured from the wall of an enclosed area), while the
remainder of the building mass is to be setback 22.0 metres.
The minimum setback on secondary
frontages
is 3.0
Lotstreet
Layout
- General
Industry
metres.
22m
16m
5m
Figure Setback
4 – Setback-- Dampier
Light IndustryHwy
Sub-Precinct
Min 22.0m setback for main building mass
22m
16m
Min 30%
Max 16.0m setback for office/administration components,
staff amenities and the primary building entrance
Min 5.0m setback for office/administration components,
staff amenities and the primary building entrance
4.3.2 Side and Rear Boundary Setbacks
Buildings may be constructed to side and rear boundaries. If
buildings are not constructed to the boundaries, the setback is to
be a minimum distance of 3.0 metres.
Setback
- Light
Industrial
Figure
5 – Setback
- Dampier
Hwy Sub-Precinct
Lot Layout - Light Industrial
22.0m setback for main building mass
16.0m setback for office/administration components, staff amenities
and the primary building entrance
Setback - Dampier Hwy Sub-Precinct
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Light Industrial Precinct Design Guidelines
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4.3.3 Streetscape Interaction
(a) Developments shall be carefully designed to address public
streets, car parking areas and pedestrian pathways. Building
entrances, offices and other components that generate public
movement are to be located facing the main street frontage to
promote passive surveillance and to provide a corporate image.
Building Orientation
(b) On corner sites, buildings shall be designed such that these
elements are located near the road intersection and address
both street frontages to enhance the streetscape and add visual
interest (Please refer to Figure 6)
(c) Loading bays, bin stores, outdoor storage, laydown areas,
mechanical plant, washdown bays, and other operational
requirements must be located so they are not visible from any
street elevation. Where such facilities can only be provided to
street frontages, they must be integrated into the building design,
or screened with perforated aluminium or concrete panels and
landscaping to the satisfaction of the Shire.
Buildings oriented to address
the street frontages
Figure 6 - Building Orientation
Service areas, storage
and loading screened
from street
Screening
Secondary Frontage
4.3.4 Site Cover
(a) Developments shall have a minimum enclosed building footprint
(excluding car parking, hardstand and open structures) of 10% for
lots up to 4 hectares in area, and a minimum of 4,000 m2 for lots
over 4 hectares in area.
(b) The maximum coverage shall be in accordance with the Shire of
Roebourne Town Planning Scheme and shall not exceed 50% of the
site area.
ADDITIONAL REQUIREMENTS FOR DAMPIER
SUB-PRECINCT AND NORTHERN SUB-PRECINCT
Developments shall have a minimum enclosed building
footprint (excluding car parking, hardstand and open
structures) of 20%.
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Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Primary Frontage
Figure 7 – Screening of Service Areas
4.3.5 Building Character and Articulation
(a) The front elevation shall be articulated to contribute to the
streetscape. This may include but is not limited to:
• Changes in wall planes and height;
• Varied façade alignment;
• Projections and/or recessions;
• The use of different building materials and colours;
• Incorporating horizontal or vertical elements such as recessed
walls or banding;
• Defining the window openings, fenestration, building entrances
and doors;
• Integrated signage;
• The use of vertical, horizontal and/or angled grids.
These could be expressed through feature joints in the building
façade.
(h) The design of any detached buildings should be considered
with the whole of site planning and layout so that they may
present as an integrated development. Future expansion and
staging should be considered so as to integrate with existing
buildings.
(i) Light coloured roof and wall materials are to be utilised to
reduce heat gain. This includes colours such as soft earth browns
and reds, creams, greys and whites. Please refer to Appendix A
for the colour palette.
(j) Buildings and structures within the Operational Zone must
comply with the colour palette. Buildings and structures within
the Administrative Zone must have 70% of each facade within the
colour palette and may use corporate colours in the remainder of
the facade.
• Emphasis of structural and functional elements such as sun
shading devices, noise barriers, louvre vents and exposed braces;
and
• Feature roof forms, parapets and overhanging elements.
(b) Large expanses of highly reflective building materials and mirror
glass windows shall be avoided to prevent heat and glare impacts on
the adjacent properties and outdoor areas.
(c) Administrative areas such as office/administrative components
are to be designed as focus points and must include a building
element such as a verandah, canopy or colonnade facing the public
street and parking areas with
a minimum depth of 2.0 metres.
(d) Where possible, side walls are to include openings
(such as windows, clerestory windows, doors, roller shutters) to
promote cross ventilation.
Building Articulation
(e) Materials used for the construction of walls near boundaries shall
be rendered or painted and fully integrated into the building design.
(f) Entrance points to buildings are to be designed as focus points.
Building entries are to be enhanced by landscape design and be
clearly lit at night.
(g) The design of buildings should allow for the possibility of some
adaption and flexibility. The internal layout, position of entrances,
stairs and methods of construction should allow some flexibility in
its use to enhance its life expectancy and long term value.
Awnings to Administrative Areas
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Light Industrial Precinct Design Guidelines
11
4.3.6 External Fixtures
External fixtures and equipment such as roof ventilation, exhaust
towers and plumbing pipes must be effectively screened from
view using roof structures and architectural elements or be
designed as an integral part of the building aesthetic.
4.3.7 Vehicle Parking and Maneuvering Areas
(a) Car parking to be provided at rates for the nominated use in
accordance with Appendix 4 of the Shire of Roebourne’s TPS No.8.
Treatment of Side Walls
(b) Off site parking (street and verge) is not permitted.
(c) Visitor and staff parking areas are to be located adjacent to
areas of the building that are commonly accessed, and a pedestrian
pathway must be provided adjacent to the entrance of the building.
Visitor parking to be located forward the building line with staff and
spill-over parking permitted to be located on the side.
(d) Parking areas adjacent to road intersections and within any
secondary street frontages shall be avoided.
(e) Car parking bays and associated circulation and manoeuvring
areas for standard vehicles must be designed in accordance with
Australian Standard AS2890 and are to be drained and sealed
with bitumen to the satisfaction of the Shire of Roebourne.
(f) Visitor and/or staff parking shall be separated from operational
areas such as truck manoeuvring areas, loading areas, hardstand and external storage.
(g) Vehicle access and on site manoeuvring shall be designed so
that all vehicles (including heavy vehicles) enter and leave the site
in a forward gear.
(h) Parking areas shall be separated from developments by
landscaping and walkways.
(i) Car parking areas shall be overlayed with a regular grid of
suitable species of shade trees between parking rows at a ratio
of 1 per 4 car-bays. Please refer to Attachment C for a list of
appropriate species.
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Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Encouraged Building Materials
4.3. 8 Crossovers
4.3.9 Washdown Bays and Refuse Collection Areas
Note: In order to ensure continued safety and efficiency of the
movement network within Gap Ridge Industrial Estate, all
crossovers, temporary or permanent, shall be assessed by
LandCorp and the Shire of Roebourne prior to construction on
lots:
(a) Where petrol, benzine, grease/oily matter or other flammable
or explosive substances is likely to be discharged, a sealed
washdown area and a petrol and oil trap must be installed an
operated in accordance with the requirements of the Department
of Water and is to be connected to either an approved on-site
effluent system or to the sewer, with Water Corp’s approval.
• Permanent crossovers, proposed as part of a development will
be assessed in association with the proposed development
and the requirements of the design guidelines.
• Permanent crossovers proposed as forward works shall
comply with the requirements of the design guidelines, and are
required to demonstrate that the proposed crossover location
will not affect the form and function of the site, and the ability
of the final development to comply with the requirements of
the design guidelines. Typically this will be achieved through
the lodgement of a complying site plan identifying likely future
development of the site.
• Temporary crossovers shall demonstrate that the proposed
temporary crossover location will not affect the safety of
the movement network. Caveats on titles will remain
until temporary crossovers are removed, or upgraded to a
compliant permanent crossover.
(b) Each site requires adequate garbage and recycling areas.
These areas are to be:
• Constructed with bonded concrete flooring graded to an
industrial floor waste gully (bucket trap);
• Connected to an on-site effluent system; and
• Provided with a tap with adequate mains supply, to the
satisfaction of the Manager of Planning Services of the Shire of
Roebourne.
If not fenced or otherwise enclosed, tie down points or alternative
means of securing bins during cyclones must be provided.
(a) All lots require the installation of a crossover. A second access
point may be constructed to facilitate the effective use of the land
for the proposed purposes, if it can be demonstrated that the
second access point will not impact on the efficiency or safety of
the road network. A technical Traffic Note should be provided
from a suitably qualified practitioner confirming there will be no
impacts from an additional crossover.
(b) Purchasers are to construct their own crossovers in
accordance with the Shire of Roebourne’s technical specifications.
All crossovers shall be sealed with concrete. The proposed
location of crossovers must be discussed with the Shire of
Roebourne and shown on the proposal plans.
(c) All crossovers that transverse a roadside drainage reserve
must be constructed using box concrete culverts to ensure flows
are not constrained. Approved culvert designs can be obtained
from the Shire of Roebourne.
(d) Vehicle crossovers shall not be located within 10.0 metres of a
road intersection, measured from the beginning of the truncation
on the frontage on which the crossover is being located.
Landscaping of Parking Areas
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Light Industrial Precinct Design Guidelines
13
4.3.10 Signage
Note: Signage approvals can be incorporated into the
Development Approval for the building. Where signage is
proposed, the details of such signage shall be provided with the
Development Application. If no signage detail is received, any
proposed signage will be subject to a subsequent application to
the Shire or Roebourne.
(a) All signs must be designed and placed in accordance with the
Shire of Roebourne’s Local Law - Signs, Hoardings & Bill Posting.
(b) One free standing sign per lot is permitted. The location of
the sign adjacent to the lot entry is preferred. Where multiple
occupancy is proposed, a composite sign may be permitted with
one panel per occupancy.
(c) The following signs will not be permitted:
• Intermittent flashing illuminated signs;
• Signage which display information unrelated to the use of a
site (e.g. billboards);
• Rotating or moving signs; and
• Sequined or glittering signs.
(d) No flood lighting is to be utilised to illuminate signage.
Electron-luminescent strips and fluorescent side-lit panels are
preferred. Halo lighting and/or indirect illuminations or internally
illuminated signs are preferred to direct lighting.
Signage Guide
(e) Signage shall be of a high design standard and shall be
integrated into the building design (e.g. recessed into the façade,
fascia or awning) and shall not adversely impact visual amenity
or conflict with architectural features. Signage should be on a
backing board and/or be three dimensional. Signage consisting of
painted lettering/logos only shall not be permited.
Drainage Easement
(f) Signage shall not intervene with vehicle sightlines.
(g) Signage shall address the primary street frontage.
4.3.11 Side and Rear Fencing
(a) Security fencing is permitted along side and rear boundaries
(refer to Figure 8). The standard for security fencing is 1800mm
rail-less chain link or steel mesh incorporating black coloured
PVC coating with black gates, posts and fittings.
(b) Barbed wire fencing shall not be installed within 16m of the
front boundary of the lot or beyond the building line whichever is
furthest from the front boundary.
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Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Figure 8– Security Fencing
Front fencing as provided by LandCorp
Suggested location of security fencing
Any front fencing shall
be setback beyond 3.0m
landscape strip.
4.3.12 Front Fencing
Should purchasers require front lot fencing; this will be supplied
and installed at LandCorp’s cost by LandCorp’s appointed
contractor.
(a) Fencing will be 1800mm high black powder coated Garrison
and shall be installed either 3.0m from the front boundary of
the lot or in line with the building facade in accordance with the
purchasers instructions. Depending on whether the fence is to
be installed 3 meters from the front lot boundary or in line with
the building facade, underground services are not to be installed
within 1 meter either side of the fence location.
(b) Purchasers have a choice of one set of 6m, 8m or 10m
manual swinging gates. Should the purchaser wish to upgrade
this gate to anything other than what is specified, the extra cost
shall be payable by the purchaser.
(c) Once a purchaser is ready for front fencing to be installed they
are required to contact LandCorp’s fencing contactor by emailing
gapridgefencing@landcorp.com.au.
ADDITIONAL REQUIREMENTS FOR DAMPIER
SUB-PRECINCT
Should the purchaser require front fencing it must be setback
behind the building line.
Front Fencing Provided by LandCorp
4.3.13 Energy Management and Lighting
(a) Site layout and building design is to:
• Maximise natural cross flow ventilation. The building is to be
designed to take advantage of the prevailing winds which are
easterly in winter and south westerly in summer;
• Minimise the length of any east and west facing façades
wherever possible; and
• Provide adequate shading and protection from direct summer
sun.
(b) External lighting shall be contained within the site
and not directed beyond the lot boundary in order to minimise
adverse impacts on adjoining properties and passing motorists.
4.3.14 Landscaping and Stormwater Management
(a) All lots require a 3.0m wide landscape strip along all street
frontages of the lot. Drainage management measures are to be
integrated into this strip through the installation of vegetated
allotment swales.
b) Once the purchaser is near completion of their building they
are required to email gapridgelandscaping@landcorp.com.au to
request front landscaping to their lot. The landscape contractor
will contact the purchaser to discuss the site and prepare a
landscaping design.
Figure 9 – Front Fencing
Front fencing as provided by LandCorp
Suggested location of security fencing
(c) The purchaser is required to ensure that a potable water
source and power connection is supplied to the 3m landscape
strip. The 3m landscaping strip must be level. Should any
additional fill material be required, this shall be at the purchasers
cost. Works will not commence until these requirements have
been met and verified by the landscape contractor.
(d) The purchaser is required to install a 150mm diameter PVC
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
15
irrigation duct (or alternatively two 80mm PVC ducts) under
the driveway within the private lot (not within the verge). This
allows irrigation to occur to landscape areas on both sides of the
driveway. The duct must be able to be accurately located on site
by the landowner for the landscape contractor to locate it at a
later date.
(e) The remainder of landscaped areas shall have 100%
coverage of mulch to a maximum thickness of 75mm. Mulches
can range from onsite mulch and organic bush mulches to
inorganic mulches such as rock and coarse gravels. Planting is
to comprise of species, installation size and planting densities as
listed in Appendix C.
ADDITIONAL REQUIREMENTS FOR NORTHERN SUBPRECINCT
Some lots within the Northern Sub-Precinct are subject
to specific drainage design. As a temporary measure
swales and rock pitch drainage has been established on the
site. Treatment of these areas pre development and post
development is outlined within Addendum 1.
(f) Trees with high canopies and low growing shrubs should be
adequately spaced and located within the front setback to allow
views into and from the site. Landscape elements shall be less
than 900mm or above 2000mm in height. Mature trees are to be
pruned clear to a minimum of 1800mm above ground level.
(g) Design landscape in the vicinity of the crossover into the site
in a manner that preserves the sightlines for vehicles.
(h) Only low flow and trickle irrigation will be permitted for the
reticulation of landscaped areas. Reticulation shall be connected
to a timing mechanism.
(i) The purchaser will be required to maintain the area
immediately within the front of their allotment.
(j) All on-site drainage systems must be regularly maintained
and in good working order as a condition of any development
consent granted to a site.
(k) No work or structures will be permitted within road side
drainage reserves during construction or thereafter, unless with
prior approval of the Shire of Roebourne.
(l) Site layout, building location, car parking, landscaping and
setbacks should be established having consideration for on-site
stormwater management.
(m) Where possible all site areas not required for operational
needs should be mulched and vegetated to reduce dust, even as
a temporary measure.
Front Fencing Provided by LandCorp
16
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Figure 10 – Mandatory Landscape Strip
Verge provided by LandCorp
Mandatory Landscape Strip
Lot Layout - General Industry
8
7
Secondary Frontage
7
7
7
14
3
3
1
2
6
6
22m
9
16m
5
10
11
15
12
16
5m
3m
4
Primary Frontage
13
Figure 11 – Concept Drawing Light Industrial (Excluding Dampier Highway Sub-Precinct)
Lot Layout - Light Industrial
1. Front setback of building components such as office,
administrative areas are to be located within the
administrative zone.
landscaping and walkways.
2. Minimum setback of main building bulk is 22.0m.
10. The 22.0m setback allows for double parking bays, allotment
swale and landscaped strip between development and
parking areas.
3. Minimum side setback is nil or 3.0m.
11. Allow adjoining parking areas to be interconnected.
4. All lots require a 3.0m landscaping strip along the street
boundary and is to include drainage management measures
through the installation of vegetated allotment swales.
Landscaping and reticulation by LandCorp.
12. Parking areas shall be overlayed with a regular grid of shade
trees at a ratio of 1 tree per 4 car-bays.
5. Parking to be provided within the front setback adjacent
representative components.
6. Additional parking may be provided within the side setback.
7. Loading and service areas to be located out of sight from
public street.
13. Shared access points are encouraged.
14. Loading and service areas to be screened from the street.
15. On corner sites, buildings shall be located near the
intersection and address both street frontages.
16. Office, display and sales components shall include verandahs
facing the public street and parking areas.
8. Drainage easement.
9. Developments shall be separated from parking areas by
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
17
APPENDIX A - STREET FRONTAGES
PRIMARY STREET
FRONTAGE
SECONDARY STREET
FRONTAGE
DETAILED AREA PLAN
APPLICABLE
18
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
APPENDIX B – COLOUR PALETTE
Manor Red
Headland
Paperbark
Classic Cream
Sandbank
Jasper
Cortex
Citi
Deep Ocean
Ironstone
Conservatory
Skybridge
Wilderness
Pale Eucalypt
Axis
Surfmist
*based on Colourbond finishes - equivalent colours by altternative manufacturers are permitted
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
19
APPENDIX C: CATEGORY 1: SPECIES SUITABLE FOR ALLOTMENT SWALE AREAS
A combination of any or all of the following plant species may be
used in the 3.0 metre wide frontage landscape areas. Species can be
sources from Pilbara native nurseries.
Tree Species
Scientific Name
Common Name
Mature Size
Planting Rate
Acacia anuera
Mulga
1.2-10m
2 trees for every 10Lm landscape area
Acacia coriacea
Desert Oak / Dogwood
7m
Acacia cowleana
Halls Creek Wattle
1-7m
Corymbia deserticola
Desert Bloodwood
7m
Eucalyptus camaldulensis
River Gum
10m
Eucalyptus vitrix
Coolibah
8m
Lysiphyllum cunninghamii
Native Bauhinia
7m
Melaleuca leucadendron
Cadjeput
10m
Pittosporum phylliraeoides
Weeping Pittosporum
8m
Shrub Species
Mature Size (height x spread)
Planting Rate (per m2 )
Acacia bivenosa
0.5-3m
2/sqm
Acacia hilliana
0.75
2/sqm
Scientific Name
Common Name
Atriplex isatidea
Salt Bush
0.75
2/sqm
Calothamnus quadrifidus
One-Sided Bottle Brush
0.75
2/sqm
Calothamnus sanguineus
Silky Leaved Blood
Flower
1.75
2/sqm
Eremophila decipiens
Slender Fushia
1m x 1m
2/sqm
Eremophila glabra upright
Tar Bush
1m x 1m
2/sqm
1m x 1m
2/sqm
Eremophilla macdonnelii
Eremophila maculata
Spotted Emu Bush
1.5m x 1.5m
2/sqm
Grevillea brachystachya
Frosty Pink
0.5-1.5m x1.5m
2/sqm
Indigofera australis
Australian Indigo
0.2-1.5m x 1.5m
2/sqm
0.5-1.5m x1.5m
2/sqm
Pimelea ammocharis
20
Senna artemisioides ssp. oligophylla
Bloodbush
1.5m x 1m
2/sqm
Senna artemisioides ssp. Sturtii
Grey Cassia
1.5m x 1.5m
2/sqm
Thryptomene denticulata
Grey Cassia
1.5m x 1.5m
2/sqm
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Groundcover Species
Scientific Name
Common Name
Mature Size(height x spread)
Planting Rate (per m2 )
Acacia gregorii
Gregory’s Wattle
0.5m x 2m
3/sqm
Carpobrotus virescens
Pigface
0.5m x 2m
3/sqm
Canavalia rosea
Wild Jack Bean
0.1m x 1.5m
3/sqm
0.1-0.6 x 2m
3/sqm
0.1-0.6 x 2m
3/sqm
Grevillea crithmifolia prostrate
0.2m x 2m
3/sqm
Grevillea Gingin gem
0.2m x 2m
3/sqm
Eremophila Kalbarri Carpet
Enchylaena tomentosa
Barrier Salt Bush
Ipomoea muelleri
Native Morning Glory
0.2m x 2m
3/sqm
Maireana georgei
Satiny Bluebush
0.5m x 1.3m
3/sqm
Myoporum parvifolium
Creeping Boobialla
0.5m x 1.3m
3/sqm
Ptilotus sp
Mulla Mulla
varies
3/sqm
Scaevola anchusifolia
0.3m x 0.75m
3/sqm
Scaevola crassifolia
0.5m x 1m
3/sqm
0.5m x1.2m
3/sqm
Rhagodia baccata
Berry Salt Bush
Tussock Species
Common Name
Chrysopogon fallax
Golden Beard Grass
0.3-1.5m(h)
5/sqm
Cymbopogon ambiguous
Native Lemon Grass
0.5m x0.5m
5/sqm
0.75m x 0.5m
5/sqm
0.4 x 0.5m
5/sqm
0.3 x 2m
5/sqm
Ficinia (Isolepis) nodosa
Spinifex longifolius
Themeda triandra
Beach Spinifex
Mature Size (height x spread)
Planting Rate (per m2 )
Scientific Name
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
21
APPENDIX C: CATEGORY 2: SPECIES SUITABLE FOR GENERAL LANDSCAPING
PURPOSES
A combination of any or all of the following plant species may be
used for all other landscape areas. Species can be sources from
Pilbara native nurseries.
Tree Species
Planting Density
Scientific Name
Common Name
Mature Size
45L
Acacia anuera
Mulga
10m
Acacia coriacea
Desert Oak / Dogwood
7m
Brachichyton acuminatus
Rock Kurrajong
8m
Corymbia deserticola
Desert Bloodwood
7m
Eucalyptus dichromophloia
Variable Barked Bloodwood
10m
Eucalyptus leucophloia
Snappy Gum
8m
Lysiphyllum cunninghamii
Native Bauhinia
7m
Melaleuca leucadendron
Cadjeput
10m
Pittosporum phylliraeoides
Weeping Pittosporum
8m
Shrub Species
1 tree for
every 10m
landscape
area
2 trees for
every 10m
landscape
area
Planting Density
Scientific Name
Common Name
Mature Size (height x spread)
130mm Pot
Tube Stock
Acacia sclerosperma
Limestone Wattle
1.5m x 1.5m
3/sqm
5/sqm
Acacia xiphophylla
Snakewood
3-7m (h)
1/sqm
2/sqm
Eremophila glabra
Emu Bush
1m x1m
3/sqm
5/sqm
1m x 1m
3/sqm
5/sqm
Eremophilla macdonnelii
22
Tube Stock
Eremophila maculata
Spotted Emu Bush
0.5-2m(h)
3/sqm
5/sqm
Eremophila pterocarpa
Silver Poverty Bush
1m x 1m
3/sqm
5/sqm
Grevillea wickhamii
Wickham’s Grevillea
1-5m (h)
2/sqm
3/sqm
Senna artemisioides
Silver Cassia
1.5m x 1.5m
2/sqm
4/sqm
Senna artemisioides ssp. helmsii
Crinkled Cassia
1.5m x 1.5m
2/sqm
4/sqm
Senna artemisioides ssp.
Bloodbush
1.5m x 1.5m
2/sqm
4/sqm
Senna artemisioides ssp. sturtii
Grey Cassia
1.5m x 1.5m
2/sqm
4/sqm
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Grouncover Species
Planting Density
Scientific Name
Common Name
Mature Size (height x spread)
130mm Pot
Tube Stock
Acacia gregorii
Gregory’s Wattle
0.5m x 2m
3/sqm
4/sqm
Enchylaena tomentosa
Barrier Salt Bush
0.1-0.6 x 2m
3/sqm
4/sqm
Gomphrena canescens
Bachelor’s Buttons
0.1-0.9m x 0.8m
4/sqm
5/sqm
Ipomoea muelleri
Native Morning Glory
0.2m x 2m
3/sqm
4/sqm
Maireana georgei
Satiny Bluebush
0.5m x 1.3m
3/sqm
4/sqm
0.2-1.5m x 1.5m
3/sqm
4/sqm
Pimelea ammocharis
Ptilotus calostachyus
Weeping Mulla Mulla
0.2-2m x 0.5m
5/sqm
6/sqm
Ptilotus rotundifolius
Royal Mulla Mulla
0.5m x 1m
3/sqm
4/sqm
Scaevola parvifolia
Camel Weed
0.3m x 0.5m
5/sqm
6/sqm
Swainsona formosa
Sturt’s Desert Pea
0.3m x 1m
3/sqm
4/sqm
0.15 (h)
6/sqm
8/sqm
Tribulus hirsutus
Tussock Species
Planting Density
Scientific Name
Common Name
Mature Size (height x spread)
130mm Pot
Tube Stock
Chrysopogon fallax
Golden Beard Grass
0.3-1.5m(h)
4/sqm
6/sqm
Cymbopogon ambiguous
Native Lemon Grass
0.5m x0.5m
4/sqm
6/sqm
1m x 0.5m
4/sqm
5/sqm
0.3-2m (h)
3/sqm
4/sqm
Triodia epactia
Triodia pungens
Soft Spinifex
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
23
APPENDIX D: INTERNAL DRAINAGE ON LOTS WITHIN THE NORTHERN SUB-PRECINCT
SW
AL
E
3M
B
U
N
D
PROP
ERTY
BOUN
DARY
6M
Each lot within Stage 2 has been designed to manage all of its
stormwater to the front of the site, prior to discharging into the street
drainage network. To eliminate the need for a swale/drain on both sides
of the road, all lots except Lots 310, 311, 320, 321, 322 & 323 collect
stormwater to an outlet point in the front corner of the lot and discharge
under the street into the roadside swale.
As a temporary measure, an allotment swale and rock pitched
drainage outlet to the road reserve has been provided to catch overland
stormwater drainage before it flows from the development site across
the verge and road pavement.
The temporary drainage arrangements may be modified to suit the
property development. For example, the width of the swale may be
reduced to 3.0m which can be done in conjunction with landscaping
requirements. Refer Options A and B.
The rock pitched drainage outlet can be left as constructed or replaced
with a grated field inlet. Where the temporary drainage outlet is
located where the property development includes a driveway, the rock
pitched drainage outlet can be replaced with a drainage pit with
trafficable lid, fed from the swale via a culvert headwall style
inlet at the side of the driveway.
24
Grate can replace rock pitch if desired by
developer.
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
No.
DATE
DRAWN
CHECKED
AMENDMENT
No.
DATE
DRAWN
CHECKED
AMENDMENT
COPYRIGHT
The concepts and information contained in
this document are the Copyright of Cossill &
Webley Pty Ltd. Use or copying of the
document in whole or part without the written
permission of Cossill & Webley Pty Ltd
constitutes an infringement of copyright.
CLIENT
DESIGNE
This plan is not to be used for construction
DRAWN
unless issued as rev 0 or higher and
signed as "Approved"
P r op er t y B ound ar y
TEMPORARY PRE-DEVELOPMENT CONDITION
6m
b und
swale
Internal drainage swale
PERMANENT POST-DEVELOPMENT CONDITION
H eadw all and c overed pit
in drivew ay permit t ed
P it c h i ng
G r at ed pit
Fencing ( op tio n a l )
3 m
land scap ed
swale
Parking
Option A - Landscaped Swale
H eadw all and c overed pit
in drivew ay perm it t ed
P itc h i ng
G rat ed pit
Fencing ( op tio n a l )
3 m
land scap ing
Parking
Option B - Channel/Drain
Channel
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
25
APPENDIX E: SWALE REVEGETATION
An an extensive revegetation project has been undertaken to
rehabilitate drainage swales throughout Gap Ridge Industrial
Estate. These works stabilise the swales and reduce the impacts
of erosion during the wet season.
The revegetation project reflects the unique aesthetic of the
Pilbara environment, providing a robust landscape that makes
an important contribution to the biodiversity, sustainability and
visual amenity of the Estate. LandCorp worked closely with local
Indigenous groups who supplied plants and ensured only native
vegetation is used in the Estate.
Successful Germination
The harsh Pilbara environment makes this project extremely
challenging, with seed taking up to two years to germinate.
Successful germination is now evident in numerous areas
throughout the Estate however further growth is being hampered
by damage caused by some contractors.
26
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
Cleared Swales
With construction activity in the Estate underway, various
areas where vegetation have been completely removed from
the swale. Lot owners will need to advise their builders not to
clear any vegetation from within the swales. Should vegetation
need be removed to make way for construction of a cross over,
cleared areas are to be kept to a minimum and revegetated after
completion. If clearing continues, lot owners responsible will be
required to fund the cost of remediation works through forfeiture
of the verge bond.
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines
27
This brochure is published by LandCorp to provide information on the Gap Ridge Light Industrial Design Guidelines. The information contained in this brochure is in
good faith, however neither LandCorp nor any of its directors, agents or employees give any warranty of accuracy nor accepts any liability as result of a reliance upon
the information, advice, statement or opinion contained in this brochure. Photographs, artists’ impressions and colour representations are not intended to be a true
representation of the project they are associated with and are presented as an indicative guide only and subject to change at any time. Plans and measurements may
vary. This disclaimer is subject to any contrary legislative provisions. EcoStar is an environmentally responsible 100% recycled paper made from 100% post-consumer
waste that is FSC CoC certified and bleached chlorine free (PCF). The mill operates under the ISO 14001 Environmental Management System which guarantees
continuous improvement and is PEFC certified for traceability. © 2013 LandCorp. LC1865 01/13
28
Gap Ridge Industrial Estate
Light Industrial Precinct Design Guidelines