STIRLING CITY CENTRE
MASTER
STRATEGY
REPORT
Limitations of this report
This document has been produced on the basis of currently available information to present
conceptual outcomes for the future development of the Stirling City Centre area. It has not been
approved or endorsed by any regulatory agencies and should not be used as the basis for decision
making until such time as it has been endorsed by the City of Stirling and/or the Western Australian
Planning Commission
This document is published in accordance with and subject to an agreement between Essential
Environmental and the Client, the Western Australian Planning Commission, for who it has been
prepared for their exclusive use. It has been prepared using the standard of skill and care ordinarily
exercised by environmental scientists in the preparation of such Documents.
Any person or organisation that relies upon or uses the document for purposes or reasons other than
those agreed by Essential Environmental and the Client without first obtaining the prior written
consent of Essential Environmental, does so entirely at their own risk and Essential Environmental,
denies all liability in tort, contract or otherwise for any loss, damage or injury of any kind whatsoever
(whether in negligence or otherwise) that may be suffered as a consequence of relying on this
Document for any purpose other than that agreed with the Client.
Acknowledgements
The content of this report is based on investigations and information contained in a number of other
reports that have been produced by various consultants for the Stirling City Centre Alliance, which are
listed in Appendix C.
Stirling City Centre Master Strategy Report
- ii -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
STIRLING CITY CENTRE VISION
To create Stirling as a sustainable 21st century city
– a place for everyone.
It will be a hub for a diverse and prosperous community
offering wellbeing for all.
Stirling City Centre Structure Plan (2013)
Stirling City Centre Master Strategy Report
- iii -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
Figure 1: Spatial Plan for the Stirling City Centre (Concept Scenario 1)
Stirling City Centre Master Strategy Report
- iv -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
CONTENTS
Stirling City Centre Vision ........................................................................................................................ iii
To create Stirling as a sustainable 21st century city – a place for everyone. It will be a hub for a
diverse and prosperous community offering wellbeing for all. ........................................................... iii
Contents ................................................................................................................................................... v
Introduction .............................................................................................................................................. 1
Stirling City Centre Master Strategy ..................................................................................................... 1
Master Strategy Report ........................................................................................................................ 1
BACKGROUND .......................................................................................................................................... 2
Create Stirling as a sustainable 21st century city – a place for everyone. It will be a hub for a diverse
and prosperous community offering wellbeing for all. ............................................................................. 2
Planning the Stirling City Centre – a Wicked Problem .......................................................................... 3
The Planning Process – Collaboration, Structure and Integration........................................................ 3
.............................................................................................................................................................. 5
Stirling City Centre Master Planning..................................................................................................... 5
Part 1: Spatial plan.................................................................................................................................... 6
Stirling City Centre Precincts ................................................................................................................ 6
Stirling City Centre Unifying Elements .................................................................................................. 6
1
2
3
4
City centre ........................................................................................................................................ 7
1.1
Urban Design Principles .......................................................................................................... 7
1.2
Urban Structure ...................................................................................................................... 9
1.3
City Heart Character Precinct .................................................................................................. 9
1.4
Streets as Places .................................................................................................................... 10
1.5
Streets for Movement ........................................................................................................... 11
Urban stream corridor .................................................................................................................... 13
2.1
Urban Stream Design Principles ............................................................................................ 13
2.2
Urban Stream Design Constraints ......................................................................................... 13
2.3
Urban Stream Concept .......................................................................................................... 14
2.4
Key Considerations for Future Planning and Development .................................................. 17
2.5
Integrating the Urban Form – Biophilic Character Precinct .................................................. 17
2.6
Linear Park ............................................................................................................................ 18
Civic and community places ........................................................................................................... 19
3.1
Urban Design Principles ........................................................................................................ 19
3.2
Community Places ................................................................................................................. 19
3.3
Open space ........................................................................................................................... 21
3.4
Social Infrastructure .............................................................................................................. 21
Movement network ........................................................................................................................ 22
Stirling City Centre Master Strategy Report
-v-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
4.1
Goal and Principles................................................................................................................ 22
4.2
Regional transport network and options .............................................................................. 22
4.3
Local roads and connectivity ................................................................................................. 23
4.4
Public Transport Plan ............................................................................................................ 23
4.5
Cycling network ..................................................................................................................... 24
4.6
Pedestrian network ............................................................................................................... 25
5
Neighbourhoods and streetscape .................................................................................................. 26
5.1
Civic Community Character Precinct ..................................................................................... 26
5.2
Residential Community Character Precinct .......................................................................... 27
6
Infrastructure and services ............................................................................................................. 28
6.1
Principles ............................................................................................................................... 28
6.2
Energy ................................................................................................................................... 28
6.3
Water .................................................................................................................................... 29
6.4
Waste .................................................................................................................................... 30
6.5
Telecommunications ............................................................................................................. 30
6.6
Integration and Inter-dependencies of Services ................................................................... 30
7
LAND DEVELOPMENT ..................................................................................................................... 33
7.1
Land Development Scenario ................................................................................................. 33
Part 2: Implementation .......................................................................................................................... 34
8
Planning and development control ................................................................................................ 34
8.1
Metropolitan Region Scheme Amendment .......................................................................... 34
8.2
Improvement Plan ................................................................................................................ 34
8.3
Improvement Scheme ........................................................................................................... 34
8.4
Local Planning Scheme .......................................................................................................... 34
8.5
Structure Plan ....................................................................................................................... 35
8.6
Precinct Plans ........................................................................................................................ 35
8.7
Development Contribution Scheme...................................................................................... 35
8.8
Local policy ............................................................................................................................ 35
9
Delivering the movement network ................................................................................................ 36
9.1
Regional Transport Network, Options and Timing ................................................................ 36
9.2
Provision of Local Roads and Paths ....................................................................................... 36
10
Enabling services and infrastructure ......................................................................................... 37
10.1
Capacity of Current Utility Infrastructure ............................................................................. 37
10.2
Future Utility Infrastructure .................................................................................................. 37
11
Short term Opportunities for development .............................................................................. 38
12
Requirements for development ................................................................................................ 40
12.1
Transport Infrastructure ....................................................................................................... 40
12.2
Utility Infrastructure ............................................................................................................. 40
Stirling City Centre Master Strategy Report
- vi -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
12.3
Contamination ...................................................................................................................... 40
12.4
Peat soils ............................................................................................................................... 41
12.5
Acid sulphate soils ................................................................................................................. 42
12.6
Water quality ........................................................................................................................ 42
12.7
Groundwater levels ............................................................................................................... 43
13
Roles and responsibilities .......................................................................................................... 44
13.1
14
Roles and responsibilities moving forward ........................................................................... 44
Assessment against performance framework ........................................................................... 46
Part 3: Context ........................................................................................................................................ 47
15
Planning and development site context .................................................................................... 47
15.1
Stirling City Centre Structure Plan ........................................................................................ 47
15.2
Policy context ........................................................................................................................ 48
16
Economic analysis...................................................................................................................... 51
17
Environmental characteristics ................................................................................................... 53
17.1
Climate .................................................................................................................................. 53
17.2
Topography ........................................................................................................................... 53
17.3
Geology ................................................................................................................................. 53
17.4
Hydrogeology ........................................................................................................................ 55
17.5
Hydrology .............................................................................................................................. 59
17.6
Contaminated sites ............................................................................................................... 61
17.7
Acid sulphate soils ................................................................................................................. 65
17.8
Heritage searches.................................................................................................................. 67
17.9
Wetlands and sensitive environments .................................................................................. 69
17.10
Flora and fauna ..................................................................................................................... 71
18
Existing and future community ................................................................................................. 73
18.1
Summarised history of the ‘existing’ community ................................................................. 73
18.2
Proposed Population and Employment ................................................................................ 73
18.3
Proposed Yield Build-out....................................................................................................... 74
Appendices ............................................................................................................................................. 76
A.
Planning and environmental regulatory framework ...................................................................... 76
B.
Alliance Process to date.................................................................................................................. 76
C.
List of technical studies and background investigations ................................................................ 76
Appendix A: Planning and environmental regulatory framework .......................................................... 77
a.
Planning legislation ................................................................................................................... 77
b.
State planning policy ................................................................................................................. 77
c.
Federal environmental protection legislation ........................................................................... 80
d.
State environmental protection legislation ............................................................................... 80
18.4
Environmental protection policy and guidelines .................................................................. 82
Stirling City Centre Master Strategy Report
- vii -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
Appendix B: Process to date ................................................................................................................... 84
Agreeing the Vision............................................................................................................................. 84
Long Term Transport Solution ............................................................................................................ 84
The Project Management Office ........................................................................................................ 84
Governance Structure ........................................................................................................................ 84
Performance Framework .................................................................................................................... 85
Precinct Planning ................................................................................................................................ 85
Working Groups.................................................................................................................................. 85
Master Strategy Process ..................................................................................................................... 86
Appendix C: Technical studies and background investigations .............................................................. 88
18.5
Current reports ..................................................................................................................... 88
18.6
Previous reports .................................................................................................................... 89
Stirling City Centre Master Strategy Report
- viii -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations
contained within, or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time,
without notice, to modify or retract any part or all of the draft document. To the maximum extent permitted by law, the Stirling
Alliance disclaims any responsibility or liability arising from or in connection with this draft document
INTRODUCTION
Stirling City Centre Master Strategy
The Stirling City Centre Master Strategy (the “Master Strategy”) has four functions:
1.
2.
3.
4.
To synergise the ‘concept phase’ planning strategies and concept designs prepared for the Stirling City
Centre by the Stirling Alliance; in order
To complement and inform the preparation of appropriate statutory planning documents for the Stirling
City Centre;
To provide sound input into the design and implementation phases of the Stirling City Centre; and
To identify immediate, low-cost project initiatives that support activity and within the Stirling City Centre.
STATUTORY PLANNING
The program of work represented in the Master Strategy broadly demonstrates that the Vision for the Stirling City
Centre is achievable and provides strong justification for the project to progress to the design phase.
REQUIRED
Improvement Plan No 36
CURRENT
SCC Improvement Scheme
Metropolitan Region Scheme
SCC Structure Plan
Local Planning Scheme No 3
SCC Precinct Plans
Town Planning Scheme No 38
Development Contribution
Plan
LPS No 3 Amdt No 1
(to remove TPS No 38)
2
CORE PLANNING & INFRASTRUCTURE
NON-STATUTORY
PLANNING
(STRATEGIC)
MASTER STRATEGY
1
Integrated Transport Strategy
Transport (Road, Public Transport)
Utilities Infrastructure Strategy
Utilities (Power, Water, Drainage)
Water & Environm’tal Strategies
Urban Stream & Environmental
Restoration
Urban Design & L’dscape Strategy
Community Facilities & Public
Realm
Land Development Strategy
3
CONCEPT PHASE
Sub-Division Land Development
DESIGN PHASE
IMPLEMENTATION PHASE
PROJECT
IMMEDIATE INITIATIVES
4
Synergise with development occurring in Station Precinct:
· Improve pedestrian access to Stirling Station and
Osborne Park Precinct.
· Improve Public Transport service (e.g. CAT route).
· Improve POS and linkage to existing retail activity.
· Provide temporary car parking.
Master Strategy Report
The Master Strategy Report (this document) is a key ‘non-statutory’ output report, which together with the Land
Development Advice report, outlines the current strategic conceptual planning for the SCC. The other nonstatutory reports summarise project-based aspects of this phase of the project.
Strategic Planning Output
Master
Strategy
Report
Land
Developm’t
Advice
Project Output
Project
Information
Summary
Stirling City Centre Master Strategy Report
Project
Evaluation
Report
-1-
Close Out
Report
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
The Master Strategy Report is presented in three parts:
Part 1: Spatial Plan – presents a conceptual spatial plan for the SCC that embodies the objectives for
urban form; public realm; movement networks; and utility infrastructure.
Part 2: Implementation – presents next steps to progress the Spatial Plan and its elements.
Part 3: Context - is a summary of the information used to inform the Spatial Plan and Implementation;
and is based on the substantial amount of detailed investigations and studies undertaken by the Alliance
over the past five years.
The Master Strategy Report contains appendices that outline the process undertaken to develop the Master
Strategy; summarises the regulatory context; and lists the technical studies and background information.
BACKGROUND
‘Stirling’ is the name given to a recognised area of
commercial activity located 8 km north of the Perth CBD
that spans into four established suburbs – Stirling, Innaloo,
Woodlands and Osborne Park. Stirling is designated as an
Activity Centre in State Planning Policy 4.2 – Activity
Centres for Perth and Peel (WAPC, 2010) and identified as a
Strategic Metropolitan Centre in Direction 2031 and
Beyond – Metropolitan Planning Beyond the Horizon
(WAPC, 2010). ‘Stirling City Centre’ (SCC) is the name given
to a defined area totalling 328 hectares that is to become
the City Centre of the Stirling Activity Centre.
In 2008 the Stirling City Centre Alliance (the Alliance) was
formed to plan the SCC and prepare the supporting
strategic and statutory planning framework that will inform
and regulate future development. Using the COAG Capital
Cities Agenda and Direction 2031 as a basis, along with
considering the contextual qualities of Stirling, the Alliance
developed the Vision for the SCC:
Create Stirling as a sustainable 21st century city – a place for everyone. It will be
a hub for a diverse and prosperous community offering wellbeing for all.
The goal is to transform a dispersed, disjointed, suburban-scaled shopping area dominated by car parks and traffic,
into an intense and well-connected mixed use activity centre characterised by very high amenity for pedestrians,
residents and workers.
Flowing from the Vision and guiding policies, the Alliance identified five Areas of Strategic Focus and associated
Key Result Areas and Key Performance Indicators that together form the Stirling City Centre Performance
Framework (Alliance, 2010). The Performance Framework functioned as a tool within the planning process to
maintain consistency of direction with the Vision.
Stirling City Centre Master Strategy Report
-2-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Planning the Stirling City Centre – a Wicked Problem
The task of planning the SCC can be characterised as tackling a wicked problem. Wicked problems typically
comprise a complex set of existing circumstance, complementary and competing needs, technical constraints and
interdependences for which traditional approaches to problem solving (sequential steps of ‘define, analyse and
solve’) are generally ineffective. The following outlines the major areas of complexity for the SCC.
Transport and Access
·
·
·
·
·
High private vehicle use due to car-based
development and free long-term parking.
Severe traffic congestion due to high levels
of through and local traffic.
Inefficient internal road network and access
to the Mitchell Freeway.
Constrained public transport system.
Inadequate pedestrian / cycle infrastructure.
Urban Form
·
·
·
·
Service Utilities
·
Insufficient capacity to support development
(power, water, sewer and drainage).
Under-utilised, mis-matched and ad-hoc
development.
Sterile and unfriendly public environment.
Lack of public amenity and identity – no
‘town centre’.
Unattractive and uncoordinated
streetscapes.
Environmental Conditions
·
·
Potential contamination (soil, ground water
and surface water) due to former Hertha
Road tip and Osborne Park industrial sites.
Potential acid sulphate soils.
Community
·
Lack of community identity due to limited
community facilities, amenity and services.
Housing
·
Lack of local housing supply and mismatch of
household size to meet current and future
demand, including affordable housing.
Economic Development
·
Need to foster growth of diverse and highorder employment, including knowledge
intensive consumer services and knowledge
intensive export oriented jobs in order to
reduce growth pressures, such as traffic
congestion, in central Perth.
Governance
·
Historical lack of coordination between all
tiers of government, the community and
business sector in development planning.
The Planning Process – Collaboration, Structure and Integration
Collaboration - the Alliance was formed on the basis that
collaboration is a recognised approach for tackling wicked
problems, whereby the parties affected by the problem become
the stakeholders in the problem solving process.
This
established a working environment that supported a high level
of engagement across various government agencies, the
community, the private sector and specialist consultants who,
as a whole and in sub-groups, examined the complexities
associated with the SCC.
Stirling City Centre Master Strategy Report
-3-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Structure – the Program of Work undertaken by the Alliance was developed around a set of Core Deliverables that
support the Vision and used the Performance Framework as a tool to maintain alignment. The technical aspects of
the planning process were supported by a project management methodology broadly based on the Project
Management Body of Knowledge (PMBOK, 2009).
COAG Capital Cities Agenda
Federal
Direction 2031 Vision
State
Stirling Vision
Program
Performance Framework (Areas of Strategic Focus)
Governance
Accessibility &
Urban Form
Environmental
Health
Community
Wellbeing
Economic
Health
STATUTORY
PLANNING
Prepare & Implement
the Statutory
Planning Framework
Stirling City Centre Alliance
Program of Work
Enable Land
Development in line
with the Vision
NON
STATUTORY
PLANNING
(STRATEGIC)
Seek Funding &
Investment
Opportunities
Investigate
Immediate Land Sale
Opportunities
Integration
Scope
Time
Cost
Quality
Procurement
Human
Resources
Comm’tions
Risk
Stakeholders
Outputs
Deliverables
Prepare & Implement
the Governance
Structure
Project Management
Accessibility &
Urban Form
rt
Working
Groups
po
Community
Wellbeing
s
an
Tr
Ur
ba
La n D
nd es
sc ig
ap n &
e
Integration – the planning for the SCC evolved during the course of the planning process as individual aspects
became better understood, defined and developed. This process generated a broad spectrum of data,
interpretations, findings and ideas within and across the Key Areas of Focus. All of this was channelled into a
process of integration to synergise concepts and strategies in a holistic manner. In practice, this process was
implemented through a wide variety of multi-stakeholder workshops, including highly focused technical
workshops; enquiry by design workshops; and themed workshops within and across the Key Areas of Focus. The
integration process continued into a set of specific Planning Integration Workshops that culminated in a Master
Strategy Workshop.
Governance
Environmental
Health
Economic
Health
Planning Integration
Workshop No 1
Planning Integration
Workshop No 2
Master Strategy
Workshop
De Lan
vel d
op
me
nt
&
ter tion
Wa mina
nta
Co
(individual workshops)
Utilities
Stirling City Centre Master Strategy Report
-4-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Stirling City Centre Master Planning
The planning process considered the whole SCC area with a major focus on
planning vacant government land that is to form the core City Centre,
integrating existing development and catalysing new development. The
evolution of the SCC plan is broadly represented in the following two milestones.
1.
Draft Stirling City Centre Structure Plan (Alliance, 2011) – this brought
together and illustrated the outputs of preliminary studies and planning
concepts, including land use, transport, public realm, and
environmental planning. Following release for public comment,
responses to it were used as inputs into subsequent planning activities
to test, re-work and refine the planning strategies and concepts.
2.
Concept Scenario 1 (Alliance, 2013) – this brought together the latest
planning concepts developed through each work package and finalised
at a Master Strategy Workshop. A key function of the Concept Scenario
was to integrate the various planning concepts (urban form, movement
network, public realm, utilities and drainage) around a core set of
parameters and assumptions, including land uses and yields; road
configuration, urban stream alignment, etc.
Concept Scenario 1 represents the Alliance’s latest conceptual planning
for the SCC and is illustrated in the Spatial Plan shown in Figure 1.
about the Stirling City Centre Alliance
The Stirling City Centre Alliance comprised of the Western Australian Planning Commission and City of
Stirling as project owners and included the Department of Planning, Department of Transport, Public
Transport Authority, Main Roads WA, LandCorp and representatives for industry, sustainability and
local community as signatories to a Public Private Community Partnership. The purpose of the Alliance
was to facilitate and undertake cross-agency planning and stakeholder engagement.
The Alliance governance structure provided an environment that supported stakeholder inclusiveness
and collaboration in the decision-making and problem-solving processes to drive innovation, as well as
provide a high level of transparency and accountability.
Stirling City Centre Master Strategy Report
-5-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
PART 1: SPATIAL PLAN
The Spatial Plan for the SCC (Figure 1) integrates a range of planning concepts developed to meet the objectives
for urban form, public realm, movement networks and utility infrastructure.
In line with Directions 2031, the population targets for the SCC are 25,000 residents and 30,000 workers – a
significant increase from the 2006 levels of approximately 2,570 and 5,200 respectively (Economic Development
Strategy, Pracsys, 2010). Therefore a central aspect for planning the SCC is urban regeneration – to create a
cohesive mixed-use Activity Centre that provides the required employment opportunities, housing and associated
infrastructure for the future population.
Stirling City Centre Precincts
The planning for the SCC identifies six precincts that would undergo varying degrees of regeneration with respect
to land use, urban form, function/activity and character. These precincts are more fully described in the Stirling
City Centre Structure Plan (Alliance, 2013).
Precinct
Now
Planned *
Innaloo
Mid-density residential
Mid-density residential
920 dwellings
1,770 – 2,500 dwellings
Woodlands
Mid-density residential + mixed use
Low-density residential
430 dwellings
12,000 m2 GFA
Northern
1,060 – 1,200 dwellings
33,000 m2 GFA
Low-density residential & hospital
Low/mid-density residential & hospital
250 dwellings
24,000 m2 GFA
930 – 1,100 dwellings
52,000 m2 GFA
Low density retail & vacant land
High-density retail / mixed use
60 dwellings
92,000 m2 GFA
1,500 – 2,100 dwellings
201,000 – 308,000m2 GFA
Station
Mostly vacant land
High-density office / mixed use
Osborne Park
Low-density industrial
High-density mixed use
0 dwellings
294,000 m2 GFA
2,500 – 2,535 dwellings
551,000 – 586,000m2 GFA
Southern
170 dwellings
49,000 m2 GFA
2,935 – 4,500 dwellings
358,000 – 432,000m2 GFA
* Amounts reflect range in yield estimates (Hassell July 2011 and SA Sept 2013)
Stirling City Centre Unifying Elements
Spanning across the precincts are six core unifying elements (listed below) that are critical for the SCC to function
as a whole. Together these unifying elements pull together and integrate the conceptual planning and strategies
developed within each Key Area of Focus.
1.
2.
3.
City Centre
Urban Stream Corridor
Civic and Community Places
4.
5.
6.
Movement Network
Neighbourhoods and Streetscape
Infrastructure and Services
The content of the Master Strategy Report is written around the unifying elements, which are described in more
detail in the following sections.
Stirling City Centre Master Strategy Report
-6-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
1 CITY CENTRE
The Stirling City Centre Urban Design and Landscape Strategy – UDLS (Syrinx & Place Laboratory, 2013) identifies
the City Centre as a core structuring element, providing the visual, functional and experiential heart of the SCC.
The City Centre would largely be constructed on vacant State Government land (previously reserved for a future
freeway) and its primary functions are to:
1.
2.
3.
Provide a high-density urban environment offering exemplary amenity, liveable spaces and places for
people to work, live and recreate;
Interface with surrounding development, including major retail destinations and the Scarborough Beach
Road activity corridor; and
Improve the movement network to reduce car dependence and congestion; encourage the use of
pedestrian and cycle networks; and increase patronage of public transport.
The City Centre also plays a pivotal role in achieving the vision by unifying built-form, environmental, economic
and social aspirations. As such, important areas for planning integration are:
· The physical and functional interface between the movement network (primarily Stephenson Avenue,
Ellen Stirling Boulevard and the east-west connectors), the Urban Stream corridor and future multi-storey
buildings; and
· The scale and effect of sunlight and shadowing on the surrounding public realm (public squares and
streetscapes).
1.1
Urban Design Principles
The UDLS lays out six urban design principles to guide planning of the City Centre.
1.
2.
3.
1.1.1
Cultural Identify + Sense of Place
A Welcoming Public Realm
Diversity
4.
5.
6.
Equitable Access to Open Space
Connectedness
Integrated Natural Systems
Cultural Identity + Sense of Place
The Stirling area has a rich and varied past that can be used to develop future identity and liveability.
·
·
·
·
1.1.2
Retrace, reveal and celebrate Indigenous and European heritage to create a place of plenty;
Reinstate components of natural features within new features – constructed or natural;
Incorporate seasonal variations in water and vegetation; and
Represent Stirling’s social diversity in public places.
A Welcoming Public Realm
The public realm invites people into the City and makes them welcome – key qualities include human scale,
walkability, connectivity and comfort.
·
·
·
·
·
Compact urban form and fine-grained land-use mix to minimise travel between destinations;
Attractive, safe, comfortable urban environment to promote walking as the primary means of movement;
Active ground floor uses to buildings and containing frequent, transparent openings;
Simple, robust layouts for public places with enduring materials and details; and
New facilities that demonstrate exemplary design standards.
Stirling City Centre Master Strategy Report
-7-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
1.1.3
Diversity
Working and residential communities have differing needs and use space differently. Offer a broad range of spaces
to address changing demographics and contribute to the texture of city life.
·
·
·
·
·
1.1.4
Well-connected hierarchy of complementary public spaces offering various experiences and activities –
formal, incidental, open, intimate, sunny, sheltered, hard and soft;
A range of special purpose destinations that interact with the surrounding built form;
Social activities and spaces that accommodate diverse cultures and age groups;
Link cultural and community facilities to public spaces to enhance the profile and accessibility of colocated places; and
Cultural events and community involvement in open spaces.
Equitable Access to Open Space
Access to quality open space is fundamental to the liveability of higher density urban areas and community wellbeing – it supports physical activity, social interaction and provides a sense of place within an otherwise intensive
built environment.
·
·
·
·
·
1.1.5
Safe, comfortable access within walkable catchments to a range of public open spaces;
Quality communal open space in all multi-residential developments to complement Public Open Space;
Increase accessibility – new east-west and north-south connectors to link open space;
Redevelop street spaces and surplus public reserves to provide and link Public Open Space; and
Preserve highly valued existing and established community open space.
Connectedness
Connectedness is a key component of the public realm and open space network. Design all streets as places, not
just as thoroughfares, to encourage social interactions and create distinct and inviting spaces for people to
experience (walk, shop, play, relax, sit and talk).
·
·
·
·
·
1.1.6
Continuous, fully accessible walkways and cycle paths integrated as a city-wide network;
Support pedestrian priority and safety by reducing the presence and speed of cars;
Hierarchy of street to reflect precinct character – wider streets with greater regularity and narrower
streets with greater idiosyncrasy and informality;
Design and integrate road crossovers to link major attractions and destinations; and
Provide respite areas along walking routes, protected from the sun, rain and wind.
Integrated Natural Systems
Apply biophilic design principles to make the built environment more enjoyable. Green infrastructure creates
microclimates that extend the use of spaces, encourages social interaction and increases biodiversity.
·
·
·
·
·
Incorporate areas of ‘natural environment’ with high biodiversity and complex biomass;
Increase native vegetation cover and establish ecological corridors and linkages;
Increase vegetation and canopy cover to improve thermal comfort for pedestrians;
Integrate water-sensitive urban design to improve the quality of stormwater entering waterways;
enhance visual amenity; reduce hard surfacing; and soften built form; and
Establish programs and incentives for rooftop gardens, green walls and community gardens.
Stirling City Centre Master Strategy Report
-8-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
1.2
Urban Structure
At a city scale, the UDLS organises the urban structure around three main elements based on landscape features,
movement and nodes of activity:
1.
2.
3.
A North-South Connector along the Urban Stream Corridor that connects Herdsman Lake (south) with
Lake Gwelup (north);
East West Lateral Links (biophilic) connecting the eastern and western precincts; and
Destinations – multi-functional urban spaces and parks located around retail, civic, community and
residential centres, connected by the north-south and lateral links.
These elements, depicted in Figure 1.1, are further outlined in Sections 3, 4 and 5.
Figure 1.1: Structuring elements
Additionally, the UDLS identifies four Character Precincts that overlay the six Neighbourhood Precincts of the SCC.
1.
City Heart Precinct
3.
Civic Community Precinct
2.
Biophilic Precinct
4.
Residential Community Precinct
The Character Precincts reflect varying levels of urban intensity and respond to key themes exploring the place’s
culture, history and environment. The City Heart Character Precinct is described below, while the Biophilic
Precinct is described in more detail in the next section, and the Civic and Residential Community areas are
addressed in section 6.
1.3
City Heart Character Precinct
The City Heart Character Precinct corresponds to the City Centre – an environment of high intensity and activity
that facilitates constant and prolonged levels of public interaction.
1.3.1
·
·
·
·
Built- Form Character Influences
Greater density and height (~15 storeys with ~3 storey podiums);
Contemporary buildings with high quality materials;
Eclectic facades with textural variation and interest at a pedestrian level; and
Balconies overlooking streetscapes.
Stirling City Centre Master Strategy Report
-9-
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
1.3.2
·
·
·
·
·
·
1.3.3
·
·
·
·
·
·
·
·
·
1.4
Public Realm Drivers
Diversity - meeting, gathering and trading;
Sustained activity - day and night;
Movement - arrival, departure and transition nodes;
Attractors - regional draw card and destination point;
Permeability - physical and visual; and
Pedestrian priority - comfortable safe connections.
Public Realm Attributes
Formality and structure in planting and materials that reinforce city heart;
High-quality contemporary materials;
Defined and distinct hubs and destinations that respond to city character
building typology;
High degree of amenity in streetscapes and public spaces that supports 24-7
activity;
Active edges to public plazas and spaces surrounded by cafes and
restaurants;
Comfortable and convenient links between buildings, public spaces and transport nodes;
Continuous weather protection to provide comfort and prolong activity on streets;
Access through buildings to increase permeability and connection to the urban stream; and
Major retail outlets actively interface with streetscapes to the public realm.
Streets as Places
As well as to providing movement, some streets are important places that contribute to the quality of life, support
pedestrian activity, and create a strong identity and sense of community.
1.4.1
Urban Place Streets
Urban Place streets are high amenity, slow traffic speed main
streets in the urban centres of SCC. Urban Place streets are
the primary retail streets of each of the urban centres. They
have an urban character, vibrant with activity, and very social.
Objectives
·
·
·
·
·
·
Highly accessible people-oriented streets that
encourage use of the space;
Urban identity and ‘personality’ relate to the urban
setting;
High levels of activity and interest at street level, e.g.
shop fronts and alfresco areas;
Human scaled streets that are welcoming,
interesting, comfortable and safe;
Slow vehicular traffic environment supporting
pedestrian priority; and
Easy access to public transport, pedestrian links and
public car parking.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
1.4.2
Biophilic Place Streets
The Biophilic Streets are high amenity, slow traffic speed streets within predominantly residential mixed-use areas.
They form important east west links that connect the surrounding residential areas to the urban stream and
showcase Water Sensitive Urban Design.
Objectives
·
·
·
·
·
·
1.5
Highly accessible people-oriented streets that encourage use of the space;
High level of activity and interest at the street level;
Special character for the street that articulates the environmental values of the SCC;
Human scaled streets that are welcoming, comfortable and safe;
Slow vehicular traffic environment supporting pedestrian priority; and
Easy access to public transport, pedestrian links and public car parking.
Streets for Movement
Streets that primarily facilitate easy and direct vehicular movement are classified as Streets for Movement. The
movement streets act as the main points of arrival and their character enhances the overall City Centre identity.
However, these roads also need to promote walking and cycling as preferred modes of movement within the SCC.
There are 3 types of movement streets:
·
·
·
Low Volume Streets;
High Volume Streets; and
Community Streets in the neighbourhoods.
Objectives
·
·
·
·
·
·
Streets promote public transport, walking and cycling as the
preferred mode of movement;
Pedestrian footpaths and cycleways seamlessly connect to
‘Streets as Places’ and key destinations;
High level of comfort, amenity and safety to ensure pedestrians
and cyclists feel welcome;
Streetscape character enhances the SCC identity;
Easy access to public transport, pedestrian links, cycle network
and public car parking; and
Biophilic principles used where possible including WSUD, green
walls and water reuse.
The indicative plan and section for high volume streets, such as Stephenson Avenue, Scarborough Beach Road,
Cedric Street and parts of Ellen Stirling Boulevard is contained in Figure 1.2.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 1.2: Indicative Plan and Section for High-Volume Streets
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
2 URBAN STREAM CORRIDOR
The SCC is located across a shallow valley through which a waterway runs from the north and extends southwards
to Herdsman Lake. Originally a natural stream, the waterway has become engineered into a drainage channel –
the ‘Osborne Park Branch Drain’.
A key feature of the vision for the SCC is to transform the drainage channel into an ‘Urban Stream’ and various
hydrogeological studies commissioned by the Alliance have informed the preparation of an Urban Stream Concept
Design – USCD (GHD & Syrinx, 2013) with the following objectives:
1.
2.
3.
Optimise the drainage function to provide a high level of flood protection to the SCC area during major
storm events (its primary function), while at the same time;
Provide a high amenity public realm and ‘green link’ to Herdsman Lake for the urban community ; and
Improve the quality of surface water.
While the flood protection objective is achievable, the scope for introducing a wide range of amenity and
ecological functions is limited due to constraints on the amount of available land. Additionally, substantial water
quality improvements can only be achieved through wide-reaching catchment management improvements that
extend beyond the boundary of the SCC. With this in mind, the USCD established the following design principles
and constraints.
2.1
Urban Stream Design Principles
The design principles are grouped in three categories based on the objectives.
1.
2.
3.
Flood protection and functionality
·
Ensure protection of life and property from flooding;
·
Account for varying flood events through the design of landscape;
·
Create a stable channel that does not aggrade or degrade over time; and
·
Respond to future changes in climate.
Habitat and aesthetic outcomes
·
Create, as far as practicable, a functional ecosystem representing local landscapes;
·
Provide an environment that reconnects the community with the local context; and
·
Facilitate recreational and social/community opportunities within a green corridor.
Water quality improvement
·
Improve the quality of stormwater discharging from the developed catchment; and
·
Limit human contact with the stream as appropriate for the quality of water.
2.2
Urban Stream Design Constraints
Any concept for the Urban Stream needs to recognise a number of site-specific constraints.
·
·
·
·
Space – The space available for the stream is limited due to the amount of space required for urban
development.
Urban interface - The stream corridor needs to integrate with roads and buildings levels.
Surface water quality – Public interaction with the stream needs to be restricted due to the presence of
contamination in the surface water.
Groundwater quality and depth – The groundwater shows signs of contamination from the former
Hertha landfill site, in particular elevated nutrients, metals and pathogens (in some areas). As
groundwater enters the stream all year round, human contact with the stream needs to be limited unless
remediation is provided.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
·
Stream flow - The hydraulic retention time for observed ‘low flows’ in the stream are less than one day,
which is inadequate for water quality treatment within the stream. However the continuous flow of the
stream minimises the risk of algal build up and mosquito breeding.
Hydraulic grade - The hydraulic grade is constrained by the existing upstream and downstream culverts
levels (very flat), which in turn constrains flow velocity; and obstructions can cause back-up and upstream
flooding.
These constraints influence the design options for the Urban Stream in the following ways:
·
·
·
·
2.2.1
The base-flow volume of water entering the stream (from the upstream catchment) is too high to effect
water quality improvements within the stream. Therefore, upstream pre-treatment would be a prerequisite for any proposal to improve the water quality leaving the SCC;
The proposed levels of roads and buildings, combined with no opportunity to raise the channel, means
terracing is required along at least one side of the stream and limited opportunity to extend the
floodplain beyond the Urban Stream corridor;
Treatment of all stormwater is required before entering the stream if high quality amenity and ecological
values are to be achieved and maintained;
Interception and treatment of groundwater is recommended given that the quality of groundwater is
worse than the quality of surface water. The degree of treatment would be balanced with the limitations
of human contact with the stream.
Critical Design Criteria
The following criteria need to be addressed in the future detailed design of the Urban Stream, and consistent with
the Stirling City Centre District Water Management Strategy – DWMS (ESS, 2013).
·
·
·
·
·
2.3
The stream floodplain must accommodate the 100 year ARI event, equating to a flood level of 10.5 –
10.7m AHD;
The stream alignment must maintain the existing hydraulic function without causing adverse impacts to
the public and/or built form;
The invert levels for the stream alignment are fixed - the hydraulic grade is dictated by the inverts at
Scarborough Beach Road;
The stream corridor width is fixed based on available space, varying from 30-40m; and
Restrict human contact with water that contains contamination.
Urban Stream Concept
The Urban Stream concept design is based around a dual channel system, with the channels set at different levels
and separated by a minor embankment (see Figure 2.1). The lower channel carries the permanent upstream flow
from the existing Osborne Park Main Drain and groundwater infiltration and, as such, human contact would be
discouraged through landscaping to address the public health risk associated with poor water quality. The upper
channel predominantly receives the seasonal overland flow (stormwater) and accommodates the minor 1 year ARI
flow. As such, the upper channel serves a water quality function and can allow public interaction. The two
channels provide a significantly better solution than a single channel design in terms of water quality
improvement, ecological diversity, landscape amenity and urban experiences.
Moderate and major flood events can be contained within the Urban Stream corridor (the floodplain), which
incorporates a network of bio-retention swales in road reserves as well as the stream corridor (Figure 2.2). The
swales treat and convey stormwater from adjacent catchments before entering the stream.
The local groundwater can be treated by groundwater-dependent vegetation within the stream corridor. In
hotspot areas of contamination, groundwater interception barrier granular active media (e.g. activated carbon or
zeolite) can be considered along with localised lining of the stream.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
As water quality treatment of the base flow is not possible due to the space constraints, soil amendments can be
considered as well as physical and biological treatments using vegetation. For improved base flow water quality,
treatment upstream of the SCC is recommended.
Stormwater runoff generated within the SCC would receive water quality treatment prior to discharge into the
upper channel. Bio-retention swales are proposed within the floodway and streetscape (where possible). This
assumes current best practice water sensitive urban design principles will be implemented across the development
area.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 2.1: Urban Stream Concept Cross-Sections
Figure 2.2: Flood Protection (add water quality treatment areas)
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
2.4
Key Considerations for Future Planning and Development
The concept design for the Urban Stream assumes the following key inputs, which need to be further considered in
the next stage of design.
·
·
·
·
·
·
2.5
Design levels of Stephenson Avenue - the design of the Urban Stream requires coordination with the
design of Stephenson Avenue, particularly in relation to levels;
Data on the quality of surface water and groundwater;
Restricted public access to the lower channel due to poor water quality;
Pre-treatment of surface water upstream of the SCC due to the limited space available to introduce
treatment within the Urban Stream itself.
Further water modelling by Water Corporation.
Other requirements as indicated in the DWMS.
Integrating the Urban Form – Biophilic Character Precinct
The Biophilic Character Precinct surrounds the Urban Stream corridor and is defined by a network of spaces that
infiltrate as tributaries into surrounding precincts. The character focuses on urban biodiversity, providing places
that encourage a symbiotic interaction between people and nature - a culmination of environmental and cultural
stories.
2.5.1
·
·
2.5.2
·
·
·
·
·
·
·
2.5.3
·
·
·
·
·
·
·
·
·
Built Form Character Influences
The “living stream” and water sensitive urban design; and
Refer to City, Civic and Residential precincts for specific
influences.
Public Realm Drivers
Unify historic natural systems, ecologies and cultures;
Celebrate abundance in water and biodiversity;
Linkages of water, biodiversity and people;
Symbiosis between urban elements and nature;
Comfort through improved microclimate;
Infiltration of nature into neighbouring precincts; and
Innovation - distinctive elements within urban fabric.
Public Realm Attributes
Tangible water sensitive urban design incorporated in
streetscapes and public open space;
Streetscapes and public open space with high biodiversity;
All vegetation to be local native species;
Water features and interactive water play;
Built form incorporating green walls and roof gardens;
Composition of urban elements responds to surrounding precincts’ character;
Informality and structure in planting that responds to naturalistic character;
Innovative and high sustainability rated materials; and
‘Soft’ alternatives for roads, car parking and pathways where appropriate.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
2.6
Linear Park
The Linear Park is a continuous recreational and biodiversity link
between the southern and northern edges of the SCC that complements
the functional role of the Urban Stream. The Linear Park:
·
·
·
·
·
·
·
·
·
·
Provides identity and character to the Stirling City Centre;
Facilitates exercising, commuting and relaxation;
Provides connection between destinations and public spaces;
Enables interaction with the stream and accommodates large
flood events; and
Establishes an ecological corridor that enhances the physical
connections between Herdsman Lake and Lake Gwelup.
Provides a variety of park spaces and experiences for the local
and surrounding communities;
Provides protection to life and property from flooding;
Increases biodiversity within the urban environment and
reduces negative impacts of a high density urban environment;
Celebrate the cultural and ecological heritage of the site and
contributes to the restoration of the original waterways; and
Provides sensory richness, comfort, identify, and an opportunity for people to connect with each other
and participate in their community.
Figure 2.3: Artists impression of the linear park, looking north
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
3 CIVIC AND COMMUNITY PLACES
The SCC vision seeks to create a 21st century sustainable city offering community wellbeing for all. This
necessitates creating civic and community places that meet the needs of both current and future communities.
Building on the earlier planning work of the Alliance, the aim of the Urban Design and Landscape Strategy – UDLS
(Syrinx & Place Laboratory, 2013) is to guide future detailed urban planning for the SCC and the preparation of
Precinct Plans. The central theme of the UDLS is to achieve an engaging and inviting biophilic urban environment
that celebrates water within the public realm.
3.1
Urban Design Principles
The UDLS is structured around three unifying elements guided by six unifying principles.
Unifying Elements
·
·
·
Unifying Principles
·
Streetscapes
Parks and Green Spaces
Urban Spaces
·
·
·
·
·
3.2
Cultural identity and sense of place
A welcoming public realm
Diversity
Equitable access to open space
Connectedness
Integrated natural systems
Community Places
The UDLS identifies key Community Places (community destinations), which includes Place Streets, Urban Spaces
and Open Spaces.
Place Streets – are categorised as either Biophilic streets or Urban Place streets.
Biophilic streets – (Howe, Guthrie, Hertha and Civic) create legible links to the Linear Park and Urban Stream, and
incorporate water sensitive urban design features, street trees and vertical gardens.
Urban Place streets – function as ‘main streets’, highly active streets with pedestrian amenities and slow traffic
speeds. Ellen Stirling Boulevard, Oswald Street and Sarich Court are Urban Place streets with former to be a
vibrant, active pedestrian friendly ‘main street’ that links several Urban Spaces.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Urban Spaces – are public squares (both publicly owned and privately owned). Overall, five public squares are
planned for the SCC, of which the requirements for three are considered in more detail in the UDLS:
·
Celebration Place
3.2.1
Celebration Place
·
Town Square
·
Market Square
Celebration Place functions as the symbolic heart of SCC, providing both a precinct and district focus. The criteria
for this place are:
·
·
·
·
·
·
Premier landmark plaza for the SCC and broader region;
Contribute to the life, history and cultural diversity of the SCC;
People oriented, supporting social exchange and district-scale community events;
High amenity addressing safety, climate, activity, circulation and enclosure;
Connect Ellen Stirling Boulevard and the Urban Stream; and
Easy access to public transport, pedestrian links and public car parking.
Figure 3.1: Artists Impression of Celebration Square
3.2.2
Town square
Located adjacent to Celebration Square, Town Square is to have a community-focused function and act as a
gateway to the adjoining shopping centre. Key criteria of this place are to:
·
·
·
·
·
3.2.3
Intimate-scale plaza for the local community;
Flexibility for hosting daily markets, pop up food vans, small concerts, and buskers;
Integrate surrounding development to contribute to the activation of the square;
High amenity addressing safety, climate, activity, circulation and enclosure; and
Easy access to public transport, pedestrian links and public car parking.
Market square
The aim of Market Square is to function as a hub for community activity including markets and major outdoor
events (such as concerts, films).
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
3.3
Open space
THE UDLS categorises open space to include both public open space (POS) – publicly owned areas of land for public
enjoyment and recreation; and communal open space – open areas that serves a restricted community group, e.g.
part of a development site. The UDLS identifies the following considerations:
·
·
·
·
Provide an adequate quantity of POS as well as suitable quality and diversity;
Factor in existing POS that are within the walkable catchment of the SCC - 800m for a district park and
400m for local parks;
Respond to barriers to pedestrian movement arising from major roads (Mitchell Freeway, Cedric Street
and Scarborough Beach Road); and
Provide POS that reflects the needs of a city centre rather than the needs of a residential area.
Key criteria developed in respect to size, distribution and function of public open space are:
·
·
·
·
·
Strengthen connections between existing areas of POS;
Consolidate underutilised small reserves;
Improve functionality and visual appeal of reserves;
Size reserves in relation to population catchment size; and
Co-location and sharing of district spaces with schools and community facilities.
Below are key planning concepts the UDLS identified for existing and new POS:
·
·
·
·
·
·
·
Provide POS adjacent any new high school site and share facilities including performing arts, outdoor
cinema and library on eastern portion of North Hertha Reserve;
Provide tennis courts, skate parks and regional playgrounds at the Civic Gardens reserve;
Provide shared sporting grounds and facilities with any new primary school (Osborne Park Precinct);
Provide outdoor cinema, arts centre and workshops at Market Square;
Library/community centre located with Town Square;
Celebration Place to be visually integrated with Town Square and, with traffic shutdowns, can create a
much larger venue for major events.
Enhance Lagrange Dongara Reserve with a community centre and clubrooms.
The UDLS also provides guidance on landscaping – street trees, park trees, vegetation, surface treatments, street
furniture, alfresco areas, public art and playgrounds and water features.
3.4
Social Infrastructure
The UDLS broadly considers the social infrastructure needs and recreation opportunities within the SCC. The
facilities listed below are those generally considered to the responsibility of State and/or Local Government to
deliver:
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·
·
·
·
·
·
·
A high school and two primary schools;
Community centre and district community centre;
Library;
Regional cultural facility;
Community day-care;
Aquatic centre;
Skate park; and
Sportsgrounds.
Facilities considered to be the responsibility of the private sector to provide include nursing homes, retirement
accommodation and a portion of child care facilities. Due to limitation of available land within the SCC, co-sharing
of sporting facilities will be a necessity; and any high school would need to be multi-storey.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
4 MOVEMENT NETWORK
The Integrated Transport Strategy – ITS (GHD, 2013) is a comprehensive strategy that considers all of the transport
(movement) studies undertaken by the Alliance to date. The ITS outlines:
·
·
·
·
·
·
·
4.1
The vision and approach adopted by the Alliance to deliver an integrated land use/transportation system;
How the components of the ITS align with local, regional and national policy, so stakeholders can be
confident that objectives and components in action plans meet policy requirements;
The problems and opportunities that should be addressed;
The objectives and action plans that support the Performance Framework;
Precinct by precinct area action plans;
A program of infrastructure and redevelopment to coordinate transportation initiatives, planning and
capital works with strategic land use development within the SCC; and
The techniques and key performance indicators that allow the progress of the ITS to be measured so that
the strategy can evolve to build on future achievements.
Goal and Principles
The overarching goal of the ITS is to achieve an accessible, equitable, safe and sustainable movement network that
integrates with development and maximises the opportunities available to allow both individuals and businesses
to flourish. This goal is guided by the following principles:
·
·
·
·
·
·
Prosperous: Build on current prosperity to ensure success as a global city.
Safe and Secure: The transport system meets mobility, social, and economic objectives with maximum
safety for users.
Accessible: The population can meet their education, employment, recreation, service and consumer
needs within a reasonable distance of their home.
Sustainable and Robust: Reduce demand for water, energy, land and other resources; produce
environmental benefits; and increase resilience to future shocks including climate change.
Integrated and Co-ordinated: Effective and efficient integration of the transport system with urban and
regional planning, at every level of government, and international transport.
Social and Equitable: Foster social inclusion by connecting remote and disadvantaged communities and
increasing accessibility to the transport network.
Each component of the movement network is addressed within the ITS including, regional roads, local roads,
public transport, cycling and pedestrian infrastructure.
4.2
Regional transport network and options
The ITS seeks to establish a regional road network that enables an orderly dispersal of traffic throughout the SCC,
whereby Stephenson Avenue and Hutton Street provide the main points of access with the Mitchell Freeway.
Transport modelling (including ROM and SIDRA analysis) undertaken with key transport agencies has guided the
configuration, however further modelling would be needed to fine-tune the network.
Through the transport planning undertaken to date, a range of infrastructure options were developed to address
the forecasted growth in regional traffic over time, as well as promote alternative modes to private motor vehicles
to reduce traffic volumes.
Possible medium/long term improvements, subject to further investigations, are:
·
·
Extend Stephenson Avenue (from Scarborough Beach Road to Karrinyup Road) to accommodate regional
and local traffic, linking Stirling to Woodlands and suburbs further south, including public transport
priority and cycling lanes.
New on/off ramps at Stephenson Avenue and partial/full removal of existing ramps at Cedric Street;
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
·
·
4.3
Develop and extend Hutton Street as a bypass route for freight traffic between Mitchell Freeway and Jon
Sanders Drive, including widening Hutton Street and its traffic bridge;
Upgrade Scarborough Beach Road (to address east-west regional traffic) and eventually include public
transport lanes and improved cycle lanes; and
Upgrade the Stirling Interchange to accommodate future increase in services as well as the volume of
train carriages and patron movement.
Local roads and connectivity
The studies undertaken indicate that the local road network requires expansion to improve access throughout the
SCC, as well as upgrades to improve access for cyclists and pedestrians.
Potential medium term improvements are:
·
·
·
·
·
4.4
Provide a greater variety of routes, improved permeability and connectivity.
New east-west city streets across Stephenson Avenue to link Osborne Park (east) with Ellen Stirling
Boulevard (west) – improves access to the SCC core and Osborne Park.
Reduced vehicle speeds to 30-40km/h throughout the SCC core (ostensibly future Stephenson Avenue
and connecting streets).
Introduce Copenhagen lanes with improved pedestrian/cycling infrastructure within the SCC.
Raise Ellen Stirling Boulevard between Howe Street and Scarborough Beach Road with access underneath
to link the Innaloo Shopping Centre car park with Stephenson Avenue.
Public Transport Plan
A Public Transport Strategy (PTS) (GHD, 2013) – a subset of the ITS – provides a review of previous public transport
planning and light rail concepts for the SCC, and outlines key considerations for upgrading infrastructure and
services to and within the Centre. A 20% public transport mode share target is proposed.
The long-term concept is for light rail between the Stirling Station
(SCC) and Glendalough Station, via Scarborough Beach Road, and
beyond by extension of the MAX light rail service. The short-term
concept is for a high-frequency CAT bus service using a dedicated
bus link between Stirling and Glendalough Stations via the
Herdsman Business Park, which would be enhanced by dedicated
bus lanes along a future Stephenson Avenue between
Scarborough Beach Road and Cedric Street.
Expanded bus infrastructure is required at the Stirling Station to
enable more bus services, frequency and movements in the
future, as well as egress for patron mode transfers (train, park &
ride, etc).
Key aims of the PTS are to:
·
·
·
·
Upgrade infrastructure and facilities to increase public
transport patronage and support the regeneration and
intensification of development in the SCC.
Establish a land use/transportation policy framework
that allows the catalytic effects of a quality public transport system on economic uplift to be managed
effectively and optimise value capture.
Ensure multi-modal interchange connections are legible, accessible, safe places with capacity to
accommodate existing and future movement and waiting demands.
Develop a public transport system that is standardised and integrated with other public transport
proposals in the overall Perth metropolitan system.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Short term actions:
·
Convert the 407 bus service to a CAT shuttle between the Stirling and Glendalough stations, via Herdsman
Business Park, incorporating distinctive branding, stops and priority at selected intersections.
Medium/long term actions:
·
·
Expand the Stirling bus interchange; and extend selected bus services that currently terminate at Stirling
interchange to terminate in the SCC core.
Establish a light rail service between Stirling and Glendalough as part of the MAX network.
Long term actions:
·
Extend a light rail service to Scarborough Beach and south of Stephenson Avenue to Churchlands.
Outstanding issues:
·
·
4.5
Select alignment options of a future light rail service – either Stephenson Avenue or Ellen Stirling
Boulevard between Scarborough Beach Road and Howe Street
Detailed design of the Stirling interchange and spatial requirements for more buses and light rail.
Cycling network
A Stirling City Centre Cycling Plan was prepared as a sub-report of the ITS. A comprehensive cycling network is
proposed for the SCC, comprising a mix of on-street cycle lanes, dedicated bicycle paths and end of trip facilities.
This complements existing bike paths within the SCC and the principal shared path alongside the Mitchell Freeway.
The Cycling Plan contains the following objectives:
·
·
·
·
·
·
Provide infrastructure and facilities that support high levels
of cycling – convenient, legible (way finding and signage)
and improved on and off street cycle networks.
Establish end of trip facilities at selected development and
transport interchanges.
Improve the safety of the cycle network (reduce number of
cyclist deaths and serious accidents on the road network).
Initiatives include introducing traffic calming; reducing
vehicle speed limits; and reducing the speed differential
between vehicles, cyclists and pedestrians in zones where
conflict could occur.
Information programs to promote public understanding of
the benefits of cycling; increase the mode share of cycling
to 10-15%; and the frequency of trips travelled by the
public.
Ensure cycling infrastructure and standards are
appropriately addressed in land use and road network
planning.
Residential dwellings to be within 200m of the cycle
network (cycle lane or path).
Medium term actions:
·
Ensure new and upgraded roads/streets within the SCC incorporate cycle lanes/Copenhagen lanes where
identified in the ITS.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
4.6
Pedestrian network
Pedestrian planning is detailed in the ITS and the pedestrian realm is a significant component in the UDLS. The
proposed street network improves connectivity throughout by providing more direct routes between places and
reduces the need to travel by car. The specific objectives relating to pedestrian planning are:
·
·
·
Establish infrastructure and facilities that support high levels of walking – fine grained streets that are
safe, comfortable and well connected.
Establish a highly permeable pedestrian network that also overcomes existing barriers to pedestrian
movement (e.g. wide roads, rail lines and larger development plots).
Increase the mode share of walking and number of pedestrian km’s travelled by the public.
Possible short term actions:
·
·
Establish a direct pedestrian link between Tassels Place
and the Stirling Station.
Establish a pedestrian link between Sunray Drive and
the industrial area of Osborne Park (can be prior to the
proposed Sarich Court extension).
Medium term actions:
·
Ensure new roads/streets constructed within the SCC
incorporate pedestrian paths to the standards stated
in the ITS.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
5 NEIGHBOURHOODS AND STREETSCAPE
Stirling was once a place of plenty, a bio-diverse and culturally rich landscape, forming part of the greater network
of wetlands. However, much of Stirling’s character has become forgotten, eroded, or buried as a result of
development.
To re-establish connections to the local landscape and values, the Urban Design and Landscape Strategy – UDLS
(Syrinx & Place Laboratory, 2013) considers the underlying natural landform and systems of Stirling, as well as the
cultures that have shaped its development. The UDLS highlights a conscious need to integrate water, people and
biodiversity and identifies the built-form character influences and public realm drivers that need to be considered
in shaping the Civic Community and Residential Community character precincts.
5.1
Civic Community Character Precinct
The Civic Community Character Precinct offers a strong community and civic focus, encouraging people to come
together for recreation, learning, and cultural interaction. Areas within this character precinct would have
fluctuating levels of public interaction, with less activation at night than the City heart. The transformation from a
predominately single land use composition to a high mixed use will also define an evolving character.
5.1.1
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·
·
·
·
5.1.2
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·
·
·
·
·
·
·
5.1.3
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·
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·
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·
Built- Form Character Influences
Gradual transition in scale from City Heart to residential suburbs;
Active ground floor uses and continuous awnings for shelter;
High quality amenity and permeability through development lots;
Campus style clustered buildings and communal green space; and
Public buildings co-located with urban squares and demonstrating
innovative technologies.
Public Realm Drivers
Transformation – incremental change over time;
Catalysts – economic, community, environment seeding projects;
Community – recreation, health and education coming together;
Innovation – centres of learning, technology and demonstration;
Transition – open parks and gardens to dense built form;
Permeability – public access and useability of built form;
Restoration – ecological restoration and remediation; and
Industrial heritage – materials and form.
Public Realm Attributes
Formality and structure in planting, materials and arrangement of landscape elements;
Reduce scale, structure and formality of planting and materials towards residential areas;
Materials that are high quality, innovative, robust, sustainable and contemporary;
Reference industrial heritage through Osborne Precinct;
Active edges to public spaces surrounded by community infrastructure;
High amenity streetscapes and public spaces that promote socialisation;
High amenity POS catering for multiple users and co-sharing; and demonstrate ecological restoration;
Strong physical and visual links to Urban Stream and Linear Park;
Comfortable and convenient access between buildings, public spaces and transport nodes;
Continuous weather protection to provide comfort and prolong activity on streets;
High pedestrian permeability through buildings, connecting urban spaces and POS; and
“Healing Gardens” for use by patients and workers - relaxation, reflection.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
5.2
Residential Community Character Precinct
The Residential Community Character Precinct offers a slower, quieter pace associated with a lower density
residential area. It responds to a more local community and provides
respite from areas of high intensity – streets and parks offer green, safe,
welcoming extensions to homes. The character is defined by relaxed
informality in spatial arrangements and detailing.
5.2.1
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·
·
·
·
5.2.2
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·
·
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·
5.2.3
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·
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·
·
·
·
·
Built- Form Character Influences
Urban typology of Residential Gardens;
Predominately 3-4 stories, up to 6 stories around La Grange
Dongara Reserve;
Active frontages to all non-residential ground floor buildings;
Re-development constrained physically by existing subdivisions
and the established street network;
Pocket parks (through development incentive schemes); and
Predominantly private open space, mix of private gardens,
communal open space and roof gardens.
Public Realm Drivers
Community – life on the street, local centres and meeting points;
Permeability – pedestrian connections through/across precincts;
Comfort – safe, slow, green streets;
Respite – quiet and relaxed pace; and
Transition – gradual intensification of residential density over
time.
Public Realm Attributes
Reinforced and enhanced existing residential character and identity;
Stronger physical and visual links through to city centre, urban stream and green corridor;
Shady, tree lined streets to improve microclimate and encourage meeting and gathering;
Slow speeds and safe road network, pedestrian orientated streets;
Planting and landscape elements to slow traffic and provide places to sit and play;
Intimate scaled pocket parks, widening of pedestrian zones within streetscape;
Walkability improved with continuous footpaths on both sides of streets;
Community parks upgraded to improve functionality and profile;
Local parks consolidated and amenity improved; and
Enhanced endemic and high biodiversity species within streets and parks.
Stirling City Centre Master Strategy Report
- 27 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
6 INFRASTRUCTURE AND SERVICES
The Stirling City Centre Utilities Infrastructure Strategy – UIS (GHD 2013) identifies the utility infrastructure
required to service the future activity and population of the SCC; and achieve the energy, water and waste targets
of the Performance Framework. The UIS considers the application of both established ‘business as usual’ (BaU)
utility models and alternative ‘best available technology’ (BAT) utility models.
Based on the preliminary work done to date, and subject to further investigation, the UIS proposes a combination
of ‘business as usual’ and ‘best available technology’ utility models. The areas of further investigation include
assessing the technical feasibility of the BAT utilities; identifying BAT service provider(s); assessing regulatory and
commercial provisions to accommodate BAT; and developing funding mechanisms and models tailored to the
specific utility infrastructure profile of the SCC. These critical aspects are discussed in Section 10 of this report.
6.1
Principles
The following principles were used to develop the elements of UIS, covering energy, water, waste and
telecommunications:
·
·
·
·
·
·
Proven sustainable technologies – adopt service technologies that are capable of both meeting the
Performance Framework objectives and targets, and proven in the field.
Network compatible – adopt service configurations and technologies that are compatible with existing
(and planned) regional infrastructure networks and ‘work’ at all scales.
An integrated solution – adopt service configurations and technologies that are integrated and
synergistic, e.g. water solutions that incorporate renewable energy, and energy solutions that incorporate
waste.
Economically efficient scale – adopt service configurations and technologies at the appropriate scale, i.e.
regional-district-local-lot, e.g. solar PV technology can be applied at the grid, district, precinct or lot scale.
Robust and adaptable – adopt service configurations and technologies that are adaptable to changing
circumstances and appreciating that technologies and approaches will change over time due to
technology, costs, local capacity and the rate of development.
Financially viable – adopt service configurations and technologies that are financially viable for investors,
providers and consumers.
The following summarises the elements of UIS.
6.2
Energy
6.2.1
Energy efficiency
Energy efficient building design is a core requirement of future development. This encompasses applying best
practice measures for occupant behaviour, including the use of smart grid/meter technology to provide feedback
on energy consumption and comparisons with other consumers at a local and metropolitan wide basis.
6.2.2
Natural Gas
The UIS proposes that natural gas be provided through the established BaU service model, which involves
expansion to the existing network.
6.2.3
Electricity
The UIS identified two alternative BAT approaches to electricity provision:
·
·
Tri-generation using natural gas (refer to Figure 6.2); and
Grid-connected rooftop solar photovoltaics (refer to Figure 6.3).
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
In both alternatives, electricity is generated to supplement the electricity supplied by conventional means through
the South West Interconnected System – SWIS (BaU) in order to meet the increased load brought about by
development. Each alternative adopts a different form of BAT technology and have different levels of
dependencies on other BAT infrastructure initiatives. Further investigation is required to assess the feasibility of
each alternative individually and as part of an integrated infrastructure system.
6.2.4
Thermal energy
The provision of thermal energy, in the form of hot (and cold) water on a district basis, represents a new BAT
service model. A thermal energy network is a core element of the UIS as it offers substantial improvements to the
overall performance of the SCC and a reduction in individual building costs through a reduced need for each
building having individual boilers and air-conditioning systems.
A thermal energy network can be provided with each of the above BAT electricity strategies, however the
methodology differs for each. Tri-generation systems provide a heat source for space and water heating (in
addition to electricity) and can be co-located with absorption and electric chillers to feed a cold water loop (Figure
6.2). Geothermal systems provide the thermal heat sourced from a well for space and water heating, and can
similarly be co-located with absorption and electric chillers - in lieu of Tri-generation (Figure 6.3).
6.2.5
District Energy Management Strategy
The UIS proposes development of a District Energy Management Strategy, which would set out proposed energy
performance objectives and targets for development and describe energy supply arrangements. This DEMS would
also set out requirements for buildings including:
·
·
·
·
·
6.3
6.3.1
required thermal performance;
energy efficiency of appliances and equipment;
required solar access;
rules governing the connection to the district thermal network; and
requirements for the provision for electric vehicle charging.
Water
Water efficiency
Water efficiency is a core requirement for future development, including appliance ratings and irrigation. This
encompasses applying best practice measures for occupant behaviour, including the use of smart water meter
technology to provide feedback on water consumption and comparisons with other consumers at a local and
metropolitan wide basis.
6.3.2
Water and wastewater
The UIS proposes that scheme water be provided through the established BaU service model for all functions that
require drinking water quality. This would entail Water Corporation expanding the Integrated Water Supply
Scheme (IWSS) to meet capacity and distribution needs of the SCC.
In relation to wastewater, Osborne Park and the vacant government land is unsewered. The UIS propose a BAT
service model in which wastewater is recycled at a district Wastewater Recycling Plant located in the vicinity of the
SCC and returned via a ‘third pipe’ as non-drinking water for irrigation, toilet flushing and clothes washing, as
shown on both Figure 6.2 and Figure 6.3. It is estimated that this water source would be sufficient to meet the
total non-drinking water demand in summer, with an excess in winter when the irrigation demand is low. Such
excess water would be discharged to the superficial aquifer, offsetting extraction within the area (from irrigation of
public open space) and maintaining groundwater levels.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
6.3.3
Drainage
The Stirling City Centre District Water Management Strategy – DWMS (Essential Environmental Services, 2013)
calls for best practice water sensitive urban design principles to be applied. Therefore, where possible, all
stormwater from frequent events would be collected/treated on lots; and street drainage would incorporate rain
gardens, swales and other management devices to maximise infiltration ‘at source’.
Street drainage networks would need to be designed to manage less frequent, larger rainfall events and discharge
to the existing drainage system, including the Urban Stream.
6.3.4
District Water Management Strategy
The DWMS supports the SCC Structure Plan, consistent with the requirements of Better Urban Water
Management (WAPC, 2008). This document sets out water management objectives and strategies for the SCC and
describes the proposed Total Water Cycle Management System. The document also sets out the water
management requirements for future planning and development, including the preparation of Local Water
Management Strategies for precinct plans.
6.4
Waste
The UIS proposes a hybrid BAT/BaU service model in which an integrated vacuum waste system serves the densely
populated areas and commercial premises within the SCC, in which waste is conveyed to a central terminal for
collection and transferred by road to a Central Waste Processing Facility (CWPF) as shown on both Figure 6.2 and
Figure 6.3.
The CWPF separates recyclables, organics and high calorific value materials (plastics etc.) from other wastes.
Recyclables would be processed through existing markets, while the organic fraction can be feedstock to an
anaerobic digester to produce biogas (to help power a tri-generation system and/or council vehicles) and a solid
digestate suitable for use as a soil conditioner.
6.5
Telecommunications
The UIS proposes a BaU service model for telecommunications, including Fibre, Wireless, Mobile Cellular and VOIP
technologies. The National Broadband Network offers the opportunity to utilise smart meter enabled technology.
6.6
Integration and Inter-dependencies of Services
The synergistic benefits offered by BAT services models relies on integration across two or more services, e.g.
waste water treatment and non-potable water supply for a Water Recycling Plant. Integration of service models
therefore creates both direct and indirect interdependencies between the service models. All these aspects
require regulatory, operational and commercial assessment along with in-depth technical assessment to
determine the long-term viability of new service models.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 6.1: Conventional ‘Business as Usual’ Infrastructure Servicing Concept
Figure 6.2: Alternative ‘Best Available Technology’ Infrastructure Servicing Concept – Tri-generation
Stirling City Centre Master Strategy Report
- 31 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 6.3: Alternative ‘Best Available Technology’ Infrastructure Servicing Concept – Solar Photovoltaics (and
Geothermal)
Stirling City Centre Master Strategy Report
- 32 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
7 LAND DEVELOPMENT
Underpinning the planning for the SCC is the need for land use change and development to be economically
feasible.
Development costs generally include the cost of land, site preparation, local geotechnical investigations, detailed
design, utility connections, construction and landscaping, as well as contributions for infrastructure that is
necessary to service the development, such as roads, footpaths, public open spaces and some public or community
infrastructure. The value of the land is generally associated with its proposed use and the density of development
that is permitted or saleable at the end of the process.
The SCC area has a recognised level of commercial value, as it is one of four priority activity centres in the Perth
metropolitan area. The development of the SCC as an integrated high density, mixed-use, transit oriented
development is also supported by Commonwealth, State and Local Government policies, which identify the need
to provide local solutions for population growth; connecting people to jobs; housing affordability; and infill
development. However, the complete SCC vision requires significant investment in key capital infrastructure in
order to address the identified objectives, particularly in relation to transport and service utilities.
The Alliance has undertaken a number of studies into the economic aspects of developing the SCC. These include
land valuations, market analysis/assessments and value capture, which have informed a number of feasibility
studies and the preparation of several business cases.
7.1
Land Development Scenario
The planning contained in Concept Scenario 1 formed the basis the Alliance’s most current work that investigated
the land development potential of the SCC. This work assessed the major components of Concept Scenario 1,
including land use, yields, environmental constraints, infrastructure requirements and development controls (such
as parking provisions). The work also considered staging and release strategies, along with project feasibility based
on allocating the cost of required infrastructure across funding categories – strategic, vacant government land and
developer contribution plan.
The above work is contained in the Land Development Advice report – LDA (MacroPlan Demasi, 2013), which form
another key non-statutory output document of the Alliance. Please refer to the LDA for key findings and
recommendations, which provides the basis to undertake more detailed and site specific land development
assessments and feasibility studies, as well as the preparation of project business cases. The LDA also contains
recommendations for the interim use of vacant land, which complement the initiatives listed in Section 11 - Short
Term Opportunities for Development.
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
PART 2: IMPLEMENTATION
8 PLANNING AND DEVELOPMENT CONTROL
Planning and delivery of the SCC requires change to the statutory planning and development controls that apply to
the area, involving the removal or cessation of existing instruments and the preparation of a coordinated set of
new planning instruments. The process for bringing the changes into effect involves the State, through the WAPC,
and the City of Stirling.
WAPC
·
·
·
·
8.1
City of Stirling
Metropolitan Region Scheme Amendment
1173/57 (completed)
Improvement Plan No 36 – Stirling City Centre
(completed)
Stirling City Centre Improvement Scheme (in
development)
Stirling City Centre Development Contribution
Scheme (in development)
·
·
·
·
Local Planning Scheme No 3
Amendment (under consideration)
Stirling City Centre Structure Plan (in
development)
Stirling City Centre Precinct Plans
o Innaloo (in development)
o Woodlands (in development)
City Centre Policies (in development)
Metropolitan Region Scheme Amendment
Metropolitan Region Scheme Amendment Minor Amendment 1173/57 – Stirling City Centre, gazetted in 2011,
reassigned a portion of the Primary Region Road reserve at Stirling to accommodate the planning and spatial
requirements for SCC.
8.2
Improvement Plan
Improvement Plan 36 – Stirling City Centre , approved in 2011, defined the geographic area of SCC. The objectives
of the Plan were updated and Gazetted in August 2013.
8.3
Improvement Scheme
The Stirling City Centre Improvement Scheme is current under preparation (at time of writing). The Improvement
Scheme suspends the Metropolitan Region Scheme and Local Planning Scheme 3 and rescinds Town Planning
Scheme 38; and in their place establishes a Stirling City Centre Zone to coordinate development through a
Structure Plan and precinct-based Local Development Plans (Precinct Plans). The Improvement Scheme only
applies to the SCC and would be initiated when detailed planning is sufficiently complete to aid sound decision
making. The fundamental purpose of the Improvement Scheme is to enable urban renewal and, amongst other
things, guide future land use development, funding arrangements and infrastructure provision in an orderly
manner.
8.4
Local Planning Scheme
Development within the SCC is currently controlled by two City of Stirling (CoS) town planning schemes, specifically
Local Planning Scheme No. 3 (LPS No.3) and Town Planning Scheme No. 38 (TPS No. 38). Each of these applies to
different parts of the centre.
The existing zoning and associated controls for the majority of the SCC do not accommodate the intended planning
for the SCC, particularly with respect to promoting a range and mix of land uses throughout the City Centre. On 10
July 2012 the CoS adopted an amendment to Local Planning Scheme No 3, referred to as Amendment 1, for the
purpose of rescinding Planning Scheme No 38 and introducing a Special Control Area for the SCC into the Scheme
Stirling City Centre Master Strategy Report
- 34 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
and Scheme Map. Additionally, a Development Area, a Development Zone and a Development Contribution Area
for the SCC would be established as part of the amendment. This Amendment has yet to be adopted by the WAPC
(at time of writing).
NOTE: In the event that neither the Improvement Scheme nor Local Planning Scheme Amendment No 1 progresses
in the near future, the CoS is able to adopt a Local Planning Policy under clause 2.2 of Local Planning Scheme No 3
to guide future development in the area.
8.5
Structure Plan
The Stirling City Centre Structure Plan (yet to be adopted) guides planning and decision making in support of the
SCC vision. It is essentially a district level structure plan that addresses the unique issues applicable to a Strategic
Metropolitan Centre, recognising the areas importance as a major population, employment and activity centre in
the Perth Metropolitan Region.
The Structure Plan sets out the key structural elements of the SCC across the six precincts and outlines a range of
sub-regional transport, utility and environmental considerations. The Structure Plan describes the qualities and
characteristics that will give the precincts their distinctiveness within the whole centre, and allows for staged
implementation and design development.
8.6
Precinct Plans
Precinct Plans guide the planning and decision making for each individual precinct within the SCC. Precinct Plans
provide details for such elements as street layout, street types, transportation corridors (public, cycle and
pedestrian networks), land uses, residential densities, heights, setbacks, retail/commercial floor area, public open
space and urban water management areas.
A Precinct Plan is required to be prepared for (the whole of) a defined precinct prior to any development or
subdivision occurring within that precinct to ensure that urban regeneration is undertaken in an orderly and
proper manner. Precinct Plans may be prepared by any party (a statutory planning authority or a developer), but
must be consistent with the Structure Plan and approved by the CoS and the WAPC as applicable.
Precinct Plans for the Innaloo and Woodlands precincts have been substantially completed by the Alliance (at the
time of writing) and will be transmitted to the CoS for consideration and adoption. The preparation of Precinct
Plans for the remaining precincts are subject to the process described above.
8.7
Development Contribution Scheme
The Improvement Scheme will include provisions to create a framework for collection of development
contributions for infrastructure works, utilities and administration of the Improvement Scheme.
State Planning Policy 3.6 requires the completion of a Development Contribution Plan, supported by a Community
Infrastructure Plan and Capital Expenditure Plan. Ideally, the completion of the Structure Plan and Local Area Plans
(Precinct Plans) will enable an accurate assessment of the full scope of works required, which will be apportioned
to property owners. The identification of regional and district infrastructure will be necessary to enable a
foundation for a fair and equitable contribution arrangement.
8.8
Local policy
The preparation of a Parking Policy is required to guide the provision of parking within the SCC in accordance with
the Structure Plan.
Other policies may be developed in conjunction with Precinct Plans where required.
Stirling City Centre Master Strategy Report
- 35 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
9 DELIVERING THE MOVEMENT NETWORK
The majority of actions required to deliver the movement network centre on the provision of the regional
transport network, including public transport options, local roads and pathways.
9.1
Regional Transport Network, Options and Timing
A number of actions are required of the state transport agencies (Department of Transport together with Main
Roads WA and the Public Transport Authority) to more fully plan the road layout and public transport options for
the SCC, including:
·
·
·
·
·
Network modelling – undertake detailed modelling of vehicle, freight, public transport and people
movement using up-to-date development and population projections for the SCC and surrounding area.
Incorporate broad stakeholder involvement (public agencies, private sector and community) to identify
and integrate current and future needs.
Regional traffic options – Review the regional traffic options, permutations and improvements (in Section
4 – Movement Network) to determine the optimal configuration using updated modelling, capital cost
estimates and land development forecasts.
Roads and intersections – prepare preliminary designs based on the optimum regional network
configuration.
Light rail route – undertake modelling to assess route feasibility and prepare preliminary designs.
Station design and urban form interface – undertake detailed analysis and assessment of modal
exchanges/access routes and prepare preliminary designs.
Assignment of State Government agency resources and funding is required to fully scope and undertake the above
work and the development and preparation of ‘preferred option’ business cases.
9.2
Provision of Local Roads and Paths
Consistent with current development practices, it is anticipated that new local roads and paths would be provided
as part of land development, either through contributions or constructed by the developer, where indicated in the
respective Precinct Plan.
Stirling City Centre Master Strategy Report
- 36 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
10 ENABLING SERVICES AND INFRASTRUCTURE
The utilities infrastructure and services strategy outlined in Section 6 Infrastructure and Services does not
represent a fully developed proposal. Further work is required in two broad areas:
10.1 Capacity of Current Utility Infrastructure
Undertake a thorough investigation, analysis and assessment to fully identify the capacity of the existing utility
infrastructure and identify what areas of SCC:
·
·
Can support development using the existing utility infrastructure network; or
Require expansion of the existing utility infrastructure network and/or new utility infrastructure to
support development.
Based on the work undertaken to date, the vacant government within the Station and Southern Precincts, and the
Osborne Park Precinct would require the provision of core utility infrastructure to support development and
redevelopment respectively.
10.2 Future Utility Infrastructure
Undertake a thorough investigation, analysis, assessment and feasibility of utility infrastructure options and
permutations based around technical/technology, operational, regulatory, governance, ownership and commercial
parameters. This is a complex set of tasks that requires whole of government involvement (including service
provider and regulatory bodies) to consider the range of infrastructure options and determine the optimum
configuration to achieve the most sustainable longer-term outcome. A timeline of 18 months to 2 years should be
allowed for this stage of work.
In relation to alternative utility technologies, some of the key items that require further investigation are:
·
·
·
·
Tri-generation – determine the technical and commercial viability of establishing a tri-generation plant
and network, including the viability of using bio-gas/syn-gas as a fuel stock.
Geothermal Energy – determine the technical viability of establishing a geothermal bore within the SCC,
along with the commercial viability of a district hot and cold water distribution network.
Electricity Storage – assess the potential to adopt this technology, which is rapidly developing.
Waste Water Treatment and Non-Potable Water Supply – determine the technical and commercial
viability of establishing a district Waste Water Recycling Plant.
Both of the above areas of further work require the assignment of State Government agency resources and
funding to fully scope and undertake the above work and prepare subsequent business cases.
The work also provides direct input into the formulation of a Development Contribution Scheme (refer to Section 8
– Development and Planning Controls), particularly in regards to the scope of infrastructure to be covered under a
scheme and the ownership of the utility.
Stirling City Centre Master Strategy Report
- 37 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
11 SHORT TERM OPPORTUNITIES FOR DEVELOPMENT
The Alliance identified a number of low-cost initiatives that makes use of vacant government land to respond to
some of the immediate needs within the SCC. This process, which took place during the Master Strategy
Workshop (August 2013), determined that the greatest value for money would be realised by improving
accessibility to existing public transport – the Stirling Transport Interchange; and synergising with private sector
development occurring in close proximity to the Interchange. These include:
·
·
·
·
·
·
·
Establish a direct pedestrian link between the Stirling Transport Interchange and land undergoing
development.
Establish a CAT-style bus route and kiss-n-ride stop adjacent to the pedestrian link.
Establish a shared path that connects the pedestrian link to Osborne Park.
Establish temporary car parking south of IKEA to reduce demand for on-site car parking within individual
developments. This initiative also provides opportunities for additional public space e.g. pop-up market.
Establish a landscaped area adjacent to the existing main drain to provide and demonstrate the public
amenity envisaged for the Urban Stream.
Improve the walkability of Ellen Stirling Boulevard by adding amenity e.g. provide shade, pause areas and
landscaping.
Establish entry statements that signify what is to come.
These initiatives can be delivered as individual projects or as an integrated set, involving the private sector (such as
IKEA) and the community along with government agencies. The perceived direct and indirect benefits of the
initiatives are:
·
·
·
·
·
·
Act as a catalyst for further investment in the city centre.
Tangible improvement to the amenity, in turn stimulating community interest in the area and its
transition.
The program does not involve any resumption of land or sale of land to the private sector.
It can be delivered with certainty, independently of the major works investment.
It will create a discrete self-contained village that will have a community atmosphere and entity while the
rest of Stirling City Centre would come later on after the major road works.
Addresses aspects of pedestrian safety.
When the Transit Square (refer UD&LS) is eventually delivered, Tassels Place would remain a high-quality, but
minor, public place.
Figures 11.1 and 11.2 illustrate the location of the initiatives.
Stirling City Centre Master Strategy Report
- 38 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 11.1: Short-term opportunities to activate development within the city centre area
Figure 11.2: Short-term opportunities to activate development within the city centre area
Stirling City Centre Master Strategy Report
- 39 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
12 REQUIREMENTS FOR DEVELOPMENT
Requirements for planning and development within the SCC would be controlled by planning instruments as
described in Section 8 – Planning and Development Control. The following outlines the broad scope of
requirements for development.
12.1 Transport Infrastructure
Development within the City Centre precincts (Station and Southern) requires the provision of transport
infrastructure. Based on the Integrated Transport Strategy outlined in Section 4 Movement Network,
developments within these precincts require a range of transport infrastructure elements, including:
·
·
·
New road infrastructure and upgrades to existing roads to accommodate increased regional traffic
movement and traffic movement within the SCC.
Upgrades to public transport infrastructure (Stirling Interchange) to accommodate increases in services
and patrons.
Introduce, expand and improve the pedestrian and cyclist movement network.
12.2 Utility Infrastructure
Development within the Osborne Park and City Centre precincts requires the provision of utility infrastructure.
Based on the Utility Infrastructure Strategy outlined in Section 6 Infrastructure and Services, developments within
these precincts may involve incorporating and/or connecting to alternative service infrastructure, including:
·
·
·
·
·
·
District Water Recycling Plant (waste water and non-potable water), via a local distribution system.
District heating/cooling system in lieu of individual building boilers/chillers.
Solar PV (electricity)/hot water systems.
District Vacuum Waste System.
Urban Stream – for stormwater drainage.
Thermal/energy/water efficient materials, fixtures and fittings and waste management to achieve
NABERS six star performance or equivalent.
12.3 Contamination
The SCC encompasses areas that are, historically and currently, associated with contamination, including industrial
land use, landfill sites and septic tanks. The presence of contaminated material therefore needs to be considered
and managed in the development process by relevant stakeholders.
Outlined below are aspects of contamination observed during site investigations; the risks associated with these
areas; and strategies for addressing the risks.
12.3.1
Soil contamination (Hertha Road Landfill)
Risk
Soil contamination and ground instability. Limited information available – refer to Environmental and Water
Investigation Groundwater and Surface Water Interpretive Report (GHD, 2013).
Strategy
Conduct further investigations of the landfill and immediately surrounds, including:
·
·
Geotechnical assessment;
Stability analysis;
Stirling City Centre Master Strategy Report
·
·
- 40 -
Monitoring/sampling gases and vapours; and
Risk assessment
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Based on knowledge of the area, extensive management measures, including intervention in the form of
remediation, is likely to be needed to restrict access to wastes; manage significant gas hazards and groundwater
impacts; and address ground instability to permit development (both structures and infrastructure). Management
measures are also likely to be needed to address potential risks for gas/vapour and leachate, and restrictions on
the use of groundwater.
Responsibility
Responsibility for undertaking appropriate site investigations and for developing and implementing management
and remediation plans lies with the relevant landowner/developer.
12.3.2
Soil contamination (balance of the structure plan area)
Risk
Historically, there are known contaminated sites within the SCC and areas of contamination were observed during
sampling undertaken by GHD through 2011 and 2012.
Strategy
Prior to development, confirm areas of contamination with reference to relevant guidelines published by the
Department of Environment Regulation and Department of Health. Undertake appropriate remediation as may be
required.
Remediation options are likely to be limited due to the sensitivity of surrounding land uses and presence of
groundwater within waste materials. In-situ management of wastes is anticipated to be more applicable (and
practical) due to constraints and uncertainties relating to availability of sufficient off-site disposal options,
management, sustainability and social factors.
Responsibility
The stakeholder responsible for undertaking appropriate site investigations and for developing and implementing
management and remediation plans is the relevant landowner/developer.
12.4 Peat soils
Risk
Regional geological mapping identified areas of peat within the SCC, particularly south of the Mitchell Freeway,
and investigations undertaken by GHD in 2011 and 2012 identified areas where peaty soil was present. Peat
deposits represent a potential constraint to development due to the following:
·
·
Ground instability effects (potential for excessive total and/or differential settlement).
Soil and groundwater quality impacts due to the disturbance of peaty units, which represent a moderate
to high acid sulphate soil risk when disturbed.
Strategy
Conduct further site investigations at areas containing or potentially containing peaty soil, including:
·
·
·
Geotechnical assessment;
Stability analysis;
·
Acid sulphate soils investigations; and
Risk assessment
Responsibility
The stakeholder responsible for undertaking appropriate geotechnical and acid sulphate soils investigations is the
relevant landowner/developer.
Stirling City Centre Master Strategy Report
- 41 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
12.5 Acid sulphate soils
Risk
Regional acid sulphate soils risk mapping identifies areas of high acid sulphate soil risk within the SCC, particularly
south of the Mitchell Freeway. This was confirmed through site investigations undertaken by GHD in 2011 and
2012, where groundwater was incepted within 4m of the surface in many of the locations investigated.
Strategy
Conduct site specific ASS investigations to confirm the presence or absence of acid sulphate soils. Based on the
outcomes, an acid sulphate soil management plan (ASSMP) may be required, including:
·
·
·
·
·
·
Overview of site specific acid sulphate
soils and groundwater investigations;
Drilling;
Volumes of excavation;
Dewatering requirements;
Liming treatment;
·
·
·
Stockpiling;
Validation sampling;
Groundwater monitoring; and
Sulphate-resistant construction
materials (i.e. cement)
Based on groundwater results and the identification of acid sulphate soils in the shallow superficial deposits, an
acid sulphate soils and dewatering management plan (ASSDMP) is likely be required to manage acid sulphate soils
related risks as well as to guide the management, treatment and disposal of any dewatering effluent abstracted
during disturbance.
Responsibility
The stakeholder responsible for undertaking appropriate site investigations and for developing and implementing
an ASSMP/ASSDMP is the relevant landowner/developer.
The development of a strategic level ASSMP/ASSDMP will be the responsibility of the project owner.
12.6 Water quality
Risk
Water quality monitoring undertaken by GHD in 2011 and 2012 identified a high concentration of microbial activity
present within the surface water. A risk management approach is recommended to assist with source
identification across all potential parameters of concern.
Strategy
Conduct further testing to differentiate human and animal faecal contamination including microbial source
tracking of drainage inflows to identify sources and contributing sub-catchments.
Targeted monitoring of all drainage inflows into the Osborne Park Main Drain is recommended to identify
potential pollutant sources from industrial and other land uses including road runoff. Furthermore, additional
targeted surface water sampling is recommended to identify the source of high microbial concentrations (as
enterococci) in surface water under event based conditions.
Incorporate features in the design of the Urban Stream to restrict human contact.
Responsibility
The stakeholder responsible for planning and undertaking an appropriate monitoring programme and for
designing and implementing suitable water quality treatment systems is the relevant landowner/developer.
Detailed design and construction of the Urban Stream is the responsibility of the relevant landowner/developer.
Stirling City Centre Master Strategy Report
- 42 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
12.7 Groundwater levels
Risk
Observed maximum groundwater levels are approximately 1m below ground level along the location of the
Osborne Park Main Drain. Additionally, based on predicted climate scenarios, there is the potential for
groundwater levels to decline (by 0.25 m to 0.5 m) by 2031. A decline in groundwater levels increases the risk that
potential acid sulphate soils and peat soils are exposed, which may create actual acid sulphate soils.
Strategy
Subsurface drainage to lower groundwater levels is not permitted within the SCC and excavation for basements is
not recommended.
Set ground floor levels above the maximum groundwater level to avoid the need for permanent dewatering or the
construction of watertight structures.
Infiltrating stormwater runoff at source is preferred to improve groundwater levels and the quality of the
stormwater runoff. Infiltration of any excess treated wastewater is the recommended disposal measure upstream
of the Urban Stream to improve groundwater levels.
Responsibility
The stakeholder responsible is the relevant landowner/developer.
Stirling City Centre Master Strategy Report
- 43 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
13 ROLES AND RESPONSIBILITIES
An urban regeneration project of the scale of the SCC requires a multi-stage project development and delivery
strategy to be established along with a governance model that identifies key stakeholders and their respective
roles and responsibilities.
Through the Master Strategy process, the Alliance identified a set of ‘next steps’ that have been compiled into a
Transition Strategy to:
·
·
Communicate responsibilities of the Project Owners and Alliance partners beyond December 2013; and
Foster on-going relationships and facilitate cross-sectorial capacity in relation to the Stirling City Centre.
The strategy consists of three elements:
1.
Community Communique – to communicate the closure of the project to the general public and to
address any key questions/concerns;
2.
Transition Plan - that identifies ongoing actions, relevant stakeholders and roles; and
3.
Project Information Summary – outlining what has been produced and how may it be accessed and used
in the future.
Future development guidance will be provided through statutory planning instruments, in which the SCC
Performance Framework is embedded.
13.1 Roles and responsibilities moving forward
The following outlines the roles and responsibilities beyond December 2013.
Agency
Lead responsibility
Delivery entity/asset
owner
Investigate mechanisms and strategies to deliver infrastructure
(transport, utilities) and development.
WAPC/DoP
Finalise and administer the Improvement Scheme
Finalise Local Planning Scheme 3 Amendment No 1
City of Stirling
Finalise Stirling City Centre Structure Plan
Finalise Precinct Plans for Innaloo and Woodlands Precincts
Prepare Precinct Plans for remaining Precincts
Prepare Local Planning Policies
Assess Development Applications
Participate in implementing short term initiatives
DoT / PTA / MRWA
Undertake regional transport network modelling
Prepare preliminary designs for transport infrastructure including:
·
Stirling Transport Interchange
·
Light Rail
·
Roads
DER
Assess development consistent with regulation and guidelines with
respect to contaminated sites and acid sulphate soils, as well as licensed
premises (works approvals)
DPaW
Assess development consistent with regulation and guidelines with
respect to wetland management
Stirling City Centre Master Strategy Report
- 44 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Agency
Lead responsibility
DoW
Assess development consistent with regulation and guidelines with
respect to water resources management, including endorsement of
district and local water management strategies
DoHlth
Assess applications for wastewater apparatus
DoHsing
Assess potential affordable housing initiative on existing and future sites
ERA
Assess applications for licences for service provision
DAA
Assess development consistent with regulation and guidelines with
respect to Aboriginal Heritage
Western Power
Undertake forward planning to accommodate future development,
including investigation of alternative utilities infrastructure
Water Corp
Undertake forward planning to accommodate future development,
including investigation of alternative utilities infrastructure
Atco Gas
Undertake forward planning to accommodate future development
EPA
Assess any amendments to existing planning scheme or the proposed
improvement scheme in relation to likely significant impacts on the
environment
Developer
Provide development and infrastructure consistent with precinct plans
Please note: the above responsibilities reflect the usual regulatory role of each agency, however there are no
current commitment for the responsibilities. It is recommended that each agency recognise implications for
resources and funding and provide support for the implementation of this Master Strategy to the greatest extent
possible.
Abbreviations
DAA
Department of Aboriginal Affairs
DER
Department of Environment Regulation
DoH
Department of Health
DoP
Department of Planning
DoT
Department of Transport
DoW
Department of Water
DPaW
department of Parks and Wildlife
EPA
Environmental Protection Authority
ERA
Economic Regulation Authority
PTA
Public Transport Authority
WAPC
Western Australian Planning Commission
Stirling City Centre Master Strategy Report
- 45 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
14 ASSESSMENT AGAINST PERFORMANCE FRAMEWORK
A core set of values and principles underpin the direction for growth in SCC and are defined in the SCC
Performance Framework. These values are supported by the key areas of strategic focus including:
·
·
·
·
·
Governance;
Accessibility and Urban Form;
Environmental Health;
Community Wellbeing; and
Economic Health.
Each area of strategic focus is further defined by a set of key objectives; associated underpinning performance
indicators; and proposed measures to guide the project development. The measures identify minimum, agreed
and aspirational targets for each indicator. In some cases the indicators are potentially competing with others and
require a level of assessment to determine which should take precedence.
The Performance Framework was reviewed early in 2013 and suggested changes were incorporated. Some key
strategic considerations and concerns raised during the review are listed below:
·
·
·
There are practical limitations in setting targets that apply globally across all precincts to residential as
well as the city centre;
Some of the indicators apply to a level of detail that is unlikely to result for some time; and
The aspirational nature of many indicators has not yet been tested from a practical or commercial reality
perspective.
Based on the completion of recent technical studies, there are a number of specific targets that are potentially
unachievable as follows:
·
·
% stormwater captured and used (Aspire 100%, Agreed 80%, Minimum 50%) – the presence of peaty soils
and areas of high acid sulphate soils risk, as well as the potential for groundwater levels to decline as a
result of climate change, mean that the preferred strategy is for stormwater to be preferentially used to
recharge the Superficial Aquifer rather than being captured and directly used as a water source.
2
2
Rate of power consumption per m2 office commercial annual (Aspire 50 kwh/m , Agreed 59.7 kwh/m ,
2
Minimum 70 kwh/m ) – Current consumption in the structure plan area is estimated to be around 250
2
2
mwh/m and is projected to fall to around 171 mwh/m following implementation of the preferred
strategy but is not expected to achieve the targets originally specified.
It is acknowledged that as planning and development proceeds within the SCC there may be other targets
identified that cannot realistically be achieved. As such the Performance Framework should be seen as a guideline
to present the planning intent for the future. The underlying intent is to achieve the targets within the
Performance Framework to the greatest extent possible in a practical way.
Stirling City Centre Master Strategy Report
- 46 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
PART 3: CONTEXT
This part describes the context for development, including physical and social characteristics of the landscape.
15 PLANNING AND DEVELOPMENT SITE CONTEXT
Strategic Metropolitan Centres provide a diverse range of economic and community services that are necessary to
service the local community and broader catchment. The Stirling City Centre (SCC) is identified as a Strategic
Metropolitan Centre, however in its current form it does not perform this function in an optimal manner.
The potential for the largely underdeveloped land surrounding the Stirling train station to become a vibrant transit
oriented mixed use centre, providing employment and living opportunities for a diverse community, has been
recognised since at least 1992 when the northern suburbs railway was established. Previous attempts to bring
about transformation have only been partially successful – primarily due to the complex interplay of factors that
affect the area, including:
·
·
·
·
·
·
Movement congestion
Poor visual amenity
Poor pedestrian amenity
Segregated and disparate land uses
Environmental degradation
Safety issues
The complexities associated with the above form a ‘wicked problem’ which traditional ‘business as usual’ planning
and governance approaches struggle to effectively address and it was widely recognised that a new approach,
based on innovation and collaboration, would be required to meet the challenge.
15.1 Stirling City Centre Structure Plan
The intent of SCC Structure Plan is to guide planning and decision making to realise the vision for SCC – to
transform the area from a dispersed, disjointed, suburban-scaled shopping area dominated by car parks and
traffic, into an intense and well-connected mixed use activity centre characterised by very high amenity for
pedestrians, residents and workers.
The Structure Plan sets out key structural elements that are essential to realise the opportunities within and
around the SCC. Whilst some elements of the Structure Plan have a significant degree of resolution, other
elements require further detailed investigation.
A draft Structure Plan was advertised in July 2011, primarily to function as a mechanism to organise the
information and community input available at that time. It brought together community views (from the Festival
of Ideas and various other public consultation activities) and the outcomes of several preliminary studies covering
such aspects as:
·
·
·
·
Land use and Yields
Access and Parking
Public Transport
Aboriginal Heritage
·
·
·
·
Utilities and ‘Green Infrastructure’
Economic Development
Environmental Considerations
Water Management
Many submissions to the draft Structure Plan were received from the community, major business operators/land
holders and government bodies. This provided the impetus for further studies to be undertaken to confirm
previous studies, explore issues in greater detail/depth, or resolve issues arising from the submissions. These
further studies included:
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
·
·
·
·
·
·
·
Transport – Integrated Transport Strategy, Public Transport Strategy, Road Strategy.
Access and Parking Strategy
Utility Infrastructure Strategy
Environmental and Water Program – Urban Stream concept design and soil and water testing and
monitoring
Revision/update of the DWMS
Urban Design and Landscape Strategy
Community Needs Assessment
Ethnographic and Archaeological Survey
A number of workshops were also held to explore a range of aspects, including alignment options for the Urban
Stream, design options for the Southern and Station Precincts, etc.
The additional studies and outcomes of workshops formed the basis for a review of the draft Structure Plan, with
the aim of having the document adopted by the City of Stirling in early 2014.
15.2 Policy context
15.2.1
Directions 2031 and Activity Centres Statement of Planning Policy
The highest strategic land use planning document for Perth and Peel is Directions 2031 and beyond: Metropolitan
planning beyond the horizon (WAPC, 2010). It provides a framework for the detailed planning and delivery of
housing, infrastructure and services necessary to accommodate population growth up until 2031.
An important element of the spatial framework is the identification of a network and hierarchy of activity centres
that provides a more equitable distribution of jobs, services and amenity. Stirling City Centre is identified as a
‘Strategic Metropolitan Centre’, which is a high-order centre intended to be a multipurpose centre providing a mix
of retail, office, community, entertainment, residential and employment activities.
15.2.2
State Planning Policy 4.2 Activity Centres for Perth and Peel
Complementing Directions 2031 is the State Planning Policy (SPP) relating to metropolitan centres. State Planning
Policy 4.2 – Activity Centres for Perth and Peel is the overarching State policy utilised by the Western Australian
Planning Commission and other decision makers to implement the recommendations of Directions 2031 as they
relate to activity centres. The SPP 4.2 places a high priority on establishing a coherent and complementary urban
form and design outcome for places. The aim is to create diverse, mixed use centres which attract investment,
employment and people.
The principles that underpin these strategic documents (relating to sustainable urban form and communities) form
the basis of the proposals included in this structure plan for the SCC.
15.2.3
Development Control Policy 1.6: Planning to Support Transit Orientated Development
This policy seeks to maximise the benefits to the community of an effective and well used public transit system by
promoting planning and development outcomes that will support and sustain public transport use. Transit
Orientated Developments (TOD’s) are compact, walkable communities focused around public transport precincts
with development of sufficient density to support high-frequency public transit services. The SCC is within a transit
orientated precinct as defined in the policy.
The policy objectives include:
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
To promote and facilitate the use of public transport as a more sustainable alternative to the private car
for personal travel; to enhance community accessibility to services and recreational facilities; and to
improve equity in accessibility for those who do not own or have access to a car.
·
To encourage spatial patterns of development that make it easier to plan and efficiently operate public
transport services; and for the existing and potential users of public transport to access those services.
·
To encourage balanced public transport rider-ship along transport corridors by creating places that are
destinations as well as points of departure.
·
To ensure the optimal use of land within transit orientated precincts by encouraging the development of
uses and activities that will benefit from their proximity and accessibility to public transport; and which
will in turn generate a demand for the use of transit infrastructure and services.
·
To ensure that opportunities for transit supportive development are realised, both on public and privately
owned land, and that transit infrastructure is effectively integrated with other development to maximise
safety, security and convenience for transit users.
·
To promote and facilitate walking and cycling within transit orientated precincts by establishing and
maintaining high levels of amenity, safety and permeability in the urban form, and to promote and
facilitate opportunities for integrating transport modes by creating opportunities for convenient , safe and
secure mode interchange.
15.2.4
State Planning Policy 3: Urban Growth and Settlement
This policy sets out the principles and considerations which apply to planning for urban growth and settlements in
Western Australia. The objectives of this policy are:
·
To promote a sustainable and well planned pattern of settlement across the State, with sufficient and
suitable land to provide for a wide variety of housing, employment, recreation facilities and open space.
·
To build on existing communities with established local and regional economies, concentrate investment
in the improvement of services and infrastructure and enhance the quality of life in those communities.
·
To manage the growth and development of urban areas in response to the social and economic needs of
the community and in recognition of relevant climatic, environmental, heritage and community values
and constraints.
·
To promote the development of a sustainable and liveable neighbourhood form which reduces energy,
water and travel demand while ensuring safe and convenient access to employment and services by all
modes, provides choice and affordability of housing and creates an identifiable sense of place for each
community.
·
To coordinate new development with the efficient, economic and timely provision of infrastructure and
services.
·
The principles that underpin these strategic documents (relating to sustainable urban form and
communities) form the basis of the proposals included in this structure plan for the SCC.
15.2.5
Metropolitan Region Scheme
The Metropolitan Region Scheme (MRS) provides the statutory mechanism to assist strategic planning and the
coordination of major infrastructure in the Perth Metropolitan Region. The MRS sets out broad land use zones and
areas reserved for regional purposes (including regional open space and community purposes). The SCC is
presently covered by a number of zones and reserves, including ‘Urban’, ‘City Centre’, ‘Primary Regional Road’,
‘Other Regional Road’ and ‘Public Purposes – Hospital’.
An amendment to the MRS (Amendment 1173/57), gazetted on 7 October 2011, was initiated to:
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
Replace the Primary Regional Roads reservation within the SCC from just north of Jon Sanders Drive to the
Mitchell Freeway with City Centre zone;
·
Replace the Primary Regional Roads and Other Regional Roads from Cedric Street to City Centre zone in
the north and to City Centre zone in the south to Ellen Stirling Boulevard with the remainder as Urban;
and
·
Rationalise the Other Regional Roads reservation on Scarborough Beach Road to 42 metres from Odin
Road to King Edward Road.
The diagram showing the amended designation of land under the MRS is provided in Appendix A.
15.2.6
Local Planning
Development within the SCC is currently controlled by two City of Stirling town planning schemes. These are Local
Planning Scheme No. 3 (LPS No.3) and Town Planning Scheme No. 38 (TPS No. 38). Each of these applies to
different parts of the centre.
The existing zoning and associated controls for the majority of the SCC do not reflect the intent of the Structure
Plan, particularly with respect to promoting a range and mix of land uses throughout the City Centre.
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
16 ECONOMIC ANALYSIS
The goal of the SCC project is to maximise the economic growth of the Stirling Strategic Metropolitan Centre by
activating and transforming the underutilised land within Stirling/Osborne Park into integrated high density,
mixed-use, transit oriented development.
The Stirling Strategic Metropolitan Centre has significant capacity for further growth. However, this capacity is
constrained by existing planning and the available road, transit and utility infrastructure servicing these areas.
The Stirling Alliance has identified three key sets of infrastructure that are integral for enabling the type and scale
of development envisaged for Stirling Strategic Metropolitan Centre.
1.
Construction of regional and local transport infrastructure, predominantly in the SCC, to address
significant congestion that currently exists and provide improved access and greater capacity to support
future land development.
2.
Subdivision works (local roads and service infrastructure) to enable development of State and Local
Government land within the SCC. The State Government has contributed approximately 30 hectares of
vacant land through the MRS Amendment 1173/57, with the deletion of the Primary Regional Road
reservation in this location.
3.
Construction of priority public transport infrastructure between Stirling Train Station and Glendalough
Train Station to maximise the density of development that can take place in both the Stirling City Centre
and adjoining Osborne Park/Glendalough area. This public transit infrastructure is in accordance with the
draft Public Transport for Perth in 2031.
Over the past three years, the Alliance undertook a program of work relating to the ‘Economic Health’ aspects of
the Stirling City Centre. These include a range of studies, feasibilities, business cases and submissions. The studies
and feasibilities include:
·
·
·
·
·
·
·
·
·
·
Stirling Tram Feasibility Study - Preliminary Patronage Estimates (Parsons Brinkerhoff, February 2010).
Stirling City Centre Economic Development Strategy - Scoping Paper (Pracsys, April 2010).
Socio-Economic Opportunities for Stirling City Centre (Bodhi Alliance, June 2010).
WWTP Preliminary Cost Estimates (Parsons Brinkerhoff, July 2010).
Stirling City Centre Economic Analysis - bottom-up demand and supply for land use (Pracsys, April 2011).
Land Value Uplift & Property Taxation Analysis: Stirling City Centre (Urbis, March 2012).
Stirling City Centre Economic & Landuse Mix Assessment (Urbis, March 2012).
Stirling City Centre Precinct - Preliminary Project Feasibility Analysis & Project Structuring Report (CBRE,
March 2012).
Hedonic Price Modelling for Metropolitan Perth: Calculation of the Effects of Rail on Perth Land Values for
Application for the Stirling Alliance (James McIntosh Consulting, February 2013).
Stirling City Centre Community Needs Assessment (Hames Sharley, June 2013).
The Alliance also prepared a number of business cases and submissions, including:
·
·
·
·
·
Stirling City Centre Alliance Infrastructure Australia Submission (SCCA, Nov 2010).
Phase 1 Baseline Business Case (Urbanism, Sept 2011).
Stirling Transport Sage 1 (MRWA, April 2012).
Stirling City Centre Program Business Case - draft (Paxon, April 2012).
Two other business case documents prepared by MacroPlan approx. 2010.
These studies will inform the preparation of further business cases around infrastructure provision by the State
Government. Additional information will also be provided as part of value capture activities also being undertaken
by the Alliance.
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Stirling City Centre Master Strategy Report
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
17 ENVIRONMENTAL CHARACTERISTICS
17.1 Climate
The area’s climate is defined by hot, dry summers and mild, wet winters. The closest meteorological monitoring
station is Perth Metro WA (009225), which opened in 1993. The mean annual rainfall from this weather station is
732 mm, and the mean temperature (maxima) ranges from 18.3oC in July to 31.3oC in February (Bureau of
Meteorology, 2011).
1
In order to determine a short and long term rainfall average, a variety of sources were used to create a
continuous rainfall record for the area from 1900 to 2012. The rainfall averages in the short and long term
identified a decline in annual average rainfall as follows:
·
·
Long-term average (1900-2012): 822 mm, and
Short term average (1993-2012): 728 mm.
This decline in annual average rainfall supports the findings that climate variability in the south-west of Western
Australia has resulted in significant decline in rainfall, with a shift to drier winter conditions noted around the mid1970s (IOCI 2005).
17.2 Topography
The topography of the Site is consistently 10 m AHD along the Mitchell Freeway and variable throughout the rest
of the Site, ranging from 10 m to 30 m AHD.
17.3 Geology
Geological information was obtained from the Geological Survey of Western Australia (GSWA) Perth Region
1:50,000 Environmental Geology Series Maps: Sheet 2034 II and Sheet 2034 III 1986. The surface geology of the
structure plan area consists primarily of sand and peat, as shown in Figure 17.1. Peaty clay is present around
Jackadder and Herdsman Lakes to the south of the structure plan area. Limestone areas to the west and north
overlap the structure plan boundary.
Due to the development history of the area, natural strata are expected to be overlain by fill related to
development/redevelopment activities. The former Hertha Road Landfill is situated over wetland sediments. These
include silts, clays and peat. The thickness of peat ranges from 0.5 m to 3.5 m and underneath this lies up to 6.4 m
of organic and inorganic clays and silts (Egis 1999). Further below this is the highly permeable Quaternary age
Tamala Limestone with a hydraulic conductivity of 100-1000 m/day (SMEC 2007).
A survey of the soils between Cedric Street, Ellen Stirling Boulevard and Osborne Park was conducted by SKM in
2010. Peat or organic material was encountered at two locations north of Howe Street. The top of the layer was
between 4.5 and 3.5 mbgl (approximately 7.5 m AHD and 8.5 m AHD). In addition, the existing ground surface
between Cedric St and Scarborough Beach Road comprises of sand and silty sand (medium dense to dense to very
dense) with occasional thin layers of clayey soil imbedded with it. SKM considered that some of this is fill imported
from the Burswood complex construction site to pre-consolidate the peat.
1
City of Stirling weather station, the Bureau of Meteorology’s Perth Metro Station (1993-onwards) and the SILO continuous weather database
(1900 - 1992)
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 17.1: Surface geology
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Exploratory holes surrounding this penetrated to elevations below the expected peat layer, but no peat was
encountered. The peat is therefore believed to be discontinuous and is absent south of Howe Street along the road
alignment (SKM, 2010). This matches the information on the geological map (SKM, 2010).
The unit beneath the surface layer of sand/silty sand between the Osborne Park Main Drain and Sarich Court was
clay, silty clay and clayey silt, and it was encountered at from 2 to 3 mbgl. This soil was also encountered between
5.5 and 6.0 mbgl on the south-east corner of Scarborough Beach Road and Stephenson Avenue (SKM, 2010).
The DoW reported the geology of the site through lithological logs obtained whilst installing groundwater bores in
the area. In general, the surface geology was dominated by sand to around 20-30 metres, with some limestone
found to overlay silty or clayey layers or sandstone at depth.
Additionally, during the construction of groundwater monitoring wells by GHD in 2011, the strata identified was
consistent with published information. The strata were found to consist of (GHD 2013b):
·
Sand generally composed of dark brown/black, light grey/beige and yellow/brown sand which is usually
fine to medium grained, subrounded to subangular and moderately sorted.
·
Peat lenses generally made of black organic matter, generally soft and easily compressed.
·
Silty/clayey sand layers usually composed of dark brown/black fine grained material and moderately
sorted.
GHD bore logs reported sand to be the dominant lithological unit, intersected by layers of silt and clay and lenses
of peat (GHD 2013b). Large amounts of remnant anthropogenic constituents were observed within the fill material
or forming waste layers in the Hertha Precinct at the former Hertha Road landfill.
The key future development consideration includes:
The extent of the peat material needs to be determined. Peat material may be subject to settlement and any
construction on top of the peat may require preloading or foundations to be piled
17.4 Hydrogeology
The Perth Groundwater Atlas reports the structure plan area is located above the Superficial (unconfined) Aquifer
(DoE 2004). Historic groundwater elevation ranges from 9.0 m AHD on the eastern corner to less than 5 m AHD on
the western edge (DoW 2004) with groundwater flows in an east-west direction.
The north-east portion of the structure plan area (north of Hertha Road) is located in a Public Drinking Water
Source Area (PDWSA). The area is classified ‘Protection Area P3’ as part of the Gwelup drinking water source (DoW
Groundwater Atlas), and is also shown on Figure 17.2.
Groundwater monitoring investigations have been undertaken by GHD on a quarterly basis since the
commencement of an environmental monitoring programme in October 2011. The initial sampling round was
undertaken from all 29 project monitoring wells, whereas subsequent sampling was undertaken from
approximately 15 targeted monitoring well locations. Groundwater level data loggers were also installed in six of
the monitoring wells to provide continuous data on groundwater levels (hourly readings).
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 17.2: Groundwater attributes
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This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
The observed groundwater maximum was generally recorded in the first round of monitoring in October 2011,
whereas the observed minimum groundwater elevation was recorded in April 2012 (GHD 2013a). An additional
groundwater level monitoring round was undertaken in December 2012 to record groundwater levels in the
regional Department of Water monitoring wells that are located outside of the main study area. Refer Figure 17.2
In general the depth to the water table is reflective of the site elevation, with the shallowest depths to
groundwater found in the bores located closest to the Osborne Park Main Drain (GHD 2013a).
Data combined from the monitoring wells constructed in 2011 and regional monitoring wells (December 2012
monitoring) indicates the presence of the groundwater mound in the area of the former landfill. Using the regional
DoW monitoring wells, there is a regional east to west groundwater flow direction, however the monitoring wells
at the structure plan area are identifying a more localised flow, particularly a slight influence that Herdsman Lake
may have (possible groundwater discharge area) (GHD 2013a).
Figure 17.3 presents the maximum groundwater level recorded (GHD 2013a). The groundwater level surface has
been interpolated between each sampling location. The groundwater level is draped over the site topographical
surface (from LiDAR data) to highlight where the water table intersects the ground surface. The figure suggests
that during periods of elevated groundwater, the Osborne Park Main Drain will be receiving groundwater inflow
for most of the drain’s length (i.e. the drain is gaining along its reach) (GHD 2013a).
Figure 17.3
Maximum groundwater level and topographical surface
The groundwater monitoring programme conducted by GHD highlighted that elevated concentrations of nutrient,
metals and hydrocarbons are found in groundwater at various locations across the study area, particularly those
located closest to and within the area of the former Hertha Road landfill site.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 17.4
Total nitrogen concentration ranges (mg/L)
While the monitoring detected a nutrient (particularly nitrogen related nutrients) impacted area within and
proximal to the landfill, there is limited detection of elevated concentrations of nutrients down-gradient of the
landfill (GHD 2013a).
Figure 17.5
Benzene concentration ranges (mg/L)
The highest concentrations of contaminants (nitrogen, ammonia, boron, nickel and benzene) are consistently
detected at one bore (S2-B) located on the southern edge of the area of the former landfill, and immediately
adjacent to the branch drain (GHD 2013a). It is possible that groundwater from this location is seeping into the
drain and contributing to its flow (GHD 2013a).
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
The highest concentrations of contaminants (nutrients, metals and hydrocarbons) are consistently detected at one
bore located on the southern edge of the area of the former landfill, and immediately adjacent to the main drain
(GHD 2013a). It is possible that groundwater from this location is seeping into the drain and contributing to its flow
(GHD 2013a).
The key future development considerations include:
·
The observed groundwater is considered not suitable for human contact and there are also nutrients,
metals and hydrocarbons present. Additional monitoring is recommended to identify the source of this
contamination.
·
The depth to groundwater is to be considered when planning any excavations at the site as permanent
dewatering may be required which is not desirable.
·
The groundwater and surface water interactions need to be understood during the further detailed design
of the urban stream.
Future development will need to consider the relatively shallow depth to groundwater present in part of the study
area. Where excavation is required, further assessment will be required where this depth is required to extend
below the maximum groundwater level. For example, dewatering management plans will be required to address
impacts on the groundwater regime with particular attention paid to potential impacts dewatering may have on
Acid Sulphate Soils (as discussed further in ASS Section).
17.5 Hydrology
The Osborne Park Main Drain sub-catchment forms part of the Herdsman Lake catchment. Surface water flows
within the Osborne Park Main Drain are managed by the Water Corporation, and local government stormwater
drains connected to the Osborne Park Main Drain are mostly controlled by the City of Stirling. Drainage water
flows through the Osborne Park Main Drain before connecting to the Herdsman Main Drain on the western side of
the lake and draining to the ocean outfall at Floreat Beach (NMCG 2007).
The majority of the structure plan area falls within the Herdsman Lake catchment area (Figure 17.6).
The only identified permanent surface water body within the structure plan boundary is the Osborne Park Main
Drain. Major surface water features within 500 m of the Site’s boundaries include Gwelup to the north-west,
Jackadder Reserve to the south-west and Herdsman Lake to the south. Herdsman Lake is a large lake system with
conservation status. While it is not directly down gradient of the groundwater underlying the structure plan area,
the alignment of the Osborne Park Main Drain (which includes drainage from contaminated water from the former
Hertha Road Landfill) runs through the system (SMEC 2007). The section of drainage that passes through
Herdsman Lake was constructed as bunded channels however anecdotal evidence suggests interconnections exist
(EES 2010). The Herdsman Lake Regional Park Management Plan 2004-2013 (CALM 2004) identifies that drainage
discharge in Osborne Park Main Drain is not fully isolated from the lake as water overtops the channel and the
banks are not impervious and water exchanges occur between the drain and the lake.
GHD monitoring suggests a substantial interaction between the local superficial aquifer and flow in the Osborne
Park Main Drain (GHD 2013a). During the monitoring period, a continuous flow in the Osborne Park Branch Drain
entering the study area at SW1 was observed, even during dry periods (GHD 2013a). This indicates that the surface
water flow is being fed from groundwater from further upstream of the study area, probably at and above Roselea
Lakes.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure
17.6: Herdsman lake catchment
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Flows recorded in the drain at SW2 (Figure 17.6) tend to be marginally higher than at SW1 in both dry periods and
during events. This indicates some gain as a result of groundwater and also contribution from local stormwater
drains during rainfall events (GHD 2013a).
The flow at the downstream surface water monitoring point (SW3) was observed to be similar to the flow
monitoring location midway along the Osborne Park Branch Drain (SW2). This is due to the stream being fed from
groundwater in sections and at other parts of the stream; the surface water is feeding the groundwater by the
same volume (GHD 2013a). Stormwater inflows appear to be heavily attenuated, particularly road culverts, so
peaks in flow events do not increase markedly between SW2, in the middle of the project area, and SW3 at the
bottom of the project area (GHD 2013a).
Surface water quality monitoring has been undertaken by GHD on a quarterly basis since the commencement of an
environmental monitoring programme in October 2011.
A number of contaminants were recorded at concentrations that exceed ecosystem health guideline values
(ANZECC 2000, for toxicants and south-west wetlands), as well as recreational (ANZECC 2000) and health guideline
values (NHRMC 2008). Additionally, the data collected identifies that there is a potential microbial health risk
associated with use of the Osborne Park Main Drain for recreational purposes, through either indirect or direct
contact. The potential microbial source is uncertain, and may be of human or animal origin, and originate from
within or from the upstream contributing catchment.
Based on the available data it is recommended that recreational contact with the drainage water should be
avoided until further action is taken.
The key future development considerations include:
·
The observed surface water quality is considered not suitable for human contact. Additional monitoring is
recommended to identify the source of this contamination, together with sediment sampling to further
quantify potential impacts on the drain water quality.
·
There are substantial groundwater and surface water interactions within the main drain. This is to be
taken into consideration during the detailed design of the urban stream along with the quality of the
groundwater entering the stream.
17.6 Contaminated sites
The Department of Environment Regulation (DER) Contaminated Sites Database publishes information on known
or suspected contaminated sites. Registered sites are displayed on Figure 17.7 together with the estimated extent
of the former Hertha Road landfill and the Osborne Park Industrial area, potential sources of contamination.
Two contaminated sites at 365 Scarborough Beach Road, Innaloo are at the western edge of the structure plan
boundary and have historically been used as petrol stations. Their classification was based on the presence of
hydrocarbons, which were identified in soil approximately 13 meters below ground level (mbgl). The groundwater
around these sites also contained hydrocarbons (such as from petrol). The DEC report noted that the hydrocarbons
dissolved in the water, cadmium, copper and zinc were detected in excess of Aquatic Ecosystem – Freshwater
guidelines (Department of Environment, 2003). Arsenic, lead and nickel were found in excess of Australian Drinking
Water Guidelines. Abstraction of groundwater for uses other than analytical testing or remediation is not
permitted due to the nature and extent of the contamination.
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This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure
17.7: Potentially contaminated lands
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This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
A contaminated site at 480 Scarborough Beach Road, Osborne Park is on the eastern boundary of the structure
plan area. It was also historically a petrol station. Hydrocarbons are present at a much shallower depth than the
other sites, at 4.0 – 5.5 mbgl. The contamination has been detected as a plume which was thought to be moving
west-south-west in 2001. The extent of contamination is unknown, and groundwater extraction is only permitted
for testing and remediation.
On 18 May 2010 the City of Stirling received a ‘Notice of a classification of a known or suspected contaminated site
given under Section 15 of the Contaminated Sites Act 2003’. This notice classified the former Hertha Road Landfill
as ‘Possibly contaminated – investigation required’. The Site was stated to have been used as a landfill Site
between 1958 and 1980, receiving domestic, putrescibles industrial and inert waste, (a land use that has the
potential to cause contamination, as specified in the guideline ‘Potentially Contaminating Activities, Industries and
Land uses’ - Department of Environment, 2004).
GHD conducted a site investigation focussed on the Osborne Park Main Drain in 2011. The works comprised the
drilling of 38 soil bores and construction of 29 groundwater monitoring wells (site locations shown in Figure 17.8)
to a maximum of 11.5 and 9 m below ground level respectively. Indicators of contamination were observed during
soil sampling as follows (GHD 2013b).
Visual and olfactory evidence of contamination were found predominantly in conjunction with waste fill layers
within the Hertha Precinct and Station Precinct associated with the former Hertha Road landfill.
Other minor inert construction material (predominantly brick and blue metal gravel) was observed in other soil
bores across the initial sampling area.
Photoionisation detector (PID) readings of soil samples were taken during test pitting to detect volatile organic
compounds. Readings were between 0 ppm and 5.8 ppm. The maximum reading recorded was 5.8 ppm for sample
S7-B_4.5 (Hertha Precinct).
Potential asbestos containing materials were observed below at the surface (< 0.1 m) near soil bore S-2A.
Illegal surface dumping of large asbestos roofing/fencing materials and other construction materials were found in
the vicinity of bores S9-B, S9-C, S9-D, S8-C and S8-D.
Field observations during groundwater sampling at bores S2-A, S2-B, S7-A and S7-B indicated very turbid and black
groundwater with a strong hydrocarbon odour (GHD 2013b).
The former Hertha Road Landfill is considered the source with the greatest likely extent and severity of
contamination and represents a particular constraint to development of the area. Reported contaminants at the
landfill include nutrients, heavy metals, TRH, ACM (GHD 2013b).
The key future development considerations include:
·
Historically, there are known contaminated sites within the development and areas of additional
contamination have been observed from GHD’s sampling program. Other actual and potential sources of
contamination at the Site associated with particular current/former land uses such as: petrol filling
stations, pest control depot, uncontrolled waste disposal (including asbestos containing materials),
commercial and light industrial uses, electrical transformers and major transport infrastructure (surface
water runoff from roads and parking). Prior to development, confirmation of areas of contamination will
be required and appropriate remediation undertaken as required.
·
The Hertha Road Landfill is a signification development consideration. Additional data and understanding
of the landfill is required prior to any development proceeding.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 17.8: Groundwater and soil sampling locations
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
These issues have the potential to cause impacts to human health, the environment (e.g. flora and fauna,
groundwater quality) and property (e.g. buildings, buried infrastructure, landscaping) if not considered and
appropriately managed in the development process by the relevant stakeholders.
17.7 Acid sulphate soils
Areas within and surrounding the structure plan boundary that are currently or were previously swamps have a
high acid sulphate soil (ASS) disturbance risk. The area around Herdsman Lake and half of the study area has been
found to be at high to moderate risk of generating ASS if the soil is disturbed based on regional ASS mapping
(SMEC 2009). High metal concentrations and low pH have also been observed in surrounding lakes, particularly
Spoonbill North and South (SMEC 2009).
GHD undertook soil sampling for ASS assessment in conjunction with monitoring well installation as part of the
hydrology/hydrogeology investigation. Samples were collected from 38 locations within the study area in
September and October 2011 from soil cores extracted using a drill rig as discussed in the previous section which
deals with contaminated sites. The samples were scheduled for ASS testing (field tests on all samples, Suspension
Peroxide Oxidation Combined Acidity and Sulphate (SPOCAS) and chromium reducible sulphur (CRS)).
Soil field pH (pHF) tests provide important information in regards to the existing acidity of the soil profile. The pHF
test measures the existing acidity and can assist with the identification of AASS. Additionally pH FOX tests provide
information and assist with the identification of PASS within a soil profile.
Table 1 summarises the soil pH trigger values as defined in the ASS Series Guideline: Identification and
Investigation of Acid Sulphate Soils and Acidic Landscapes (2013).
Table 1 Preliminary ASS Indication Criteria
Parameter and indication criteria
Indication
4.0 < pHF < 5.5 (1)
Acidic Soil
pHF < 4.0
AASS
pHFOX < 4.0 (2)
PASS likely
Δ pH > 2.0 (3)
PASS likely
1)
2)
3)
pHF is the in situ pH of the soil in 1:5 soil: water paste
pHFOX is the pH measured after the sample has been fully oxidised using H2O2
pH is the difference in pH before and after oxidation.
Acid sulphate soils were identified as being present in a number of locations within the study area. The greatest
ASS risk at the initial investigation area (in the form of actual and potential acidity), has been identified to be
associated with the clay/silt, peat, silty/clayey sands and sand. To a lesser extent, acidity has also been identified in
the topsoil and gravelly sand. The inferred lateral extent of ASS from sampling results across the site includes
Hertha Precinct, Station Precinct, Osborne Park Precinct, Southern Precinct and Woodlands Precinct.
Figure 17.9 (ASS map) summarises the pHFOX exceedances encountered during the GHD investigation (2013b)
indicating a strong presence of acid sulphate soils. For areas outside of the study area (the extent of the “depth to
pHFOX<3” layer), the regional ASS Risk Mapping (DEC, sourced from Landgate via the Shared Land Information
Portal (SLIP)) has been shown. The figure indicates that the structure plan area coincides with ASS risk areas as
follows:
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure
17.9: Acid sulphate soils
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
High to moderate ASS disturbance risk occurring 1.5 m – 3.0 m below ground surface in the north and
south associated with current and historic wetlands, and;
·
pHFOX < 3 inferred from GHD sampling at less than 4 m from the surface throughout much of the centre of
the structure plan area indicating the likely presence of PASS material.
The key future development considerations include:
2
·
Based on the Department of Environment Regulation guidelines, Treatment and Management of Soils
and Water in Acid Sulphate Soil Landscapes (DEC, 2011), soils with a pHFOX < 3 are required to be
neutralised regardless of whether or not they have a net acidity below the action criteria. This is based on
the vulnerability of the Bassendean sands and related groundwater to acidification. Given the prevalence
of Bassendean sands and shallow groundwater in this project it would be prudent to follow the updated
DEC guideline requirements.
·
Materials containing net acidity values in exceedance of the DEC (2009) Guidelines will require treatment
options to be investigated and documented through a detailed Acid Sulphate Soil Management Plan
(ASSMP) for land to be redeveloped.
17.8 Heritage searches
A search of the Western Australian Heritage Council’s Heritage Places Database (reported in GHD 2013b) found the
sites listed in the table below and mapped in figure 17.10. These sites are unlikely to be affected by development
so long as they are not directly disturbed.
Table 2 Heritage sites listed in the vicinity of the Site
Place No.
Name
Street
Suburb
14100
City of Stirling War Memorial
City of Stirling Chambers, Civic Pl
Stirling
09918
Stirling Railway Station
38 Telford Cr
Stirling
09919
Drainage Channel
73 Telford Cr
Osborne Park
The Aboriginal Sites Register is held under the State’s Aboriginal Heritage Act 1972. It protects places and objects
customarily used by, or traditional to, the original inhabitants of Australia.
A search of the Department of Indigenous Affairs (DIA) Aboriginal Heritage Inquiry System recorded six sites within
the project area, and others in close proximity. Details of the Aboriginal Heritage Sites are listed in Table 3.
According to a report by Australian Cultural Heritage Management (ACHM, Feb 2010) of the areas within the
project Site, only one is covered by the Aboriginal Heritage Act 1972. The immediately adjacent site is Herdsman
Lake, which is of high significance and is also covered by the Aboriginal Heritage Act 1972. Further information
including Aboriginal informants can be found in the Aboriginal Heritage Report by ACHM (2010).
2
Previously Department of Environment and Conservation
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure 17.10: Aboriginal heritage registered sites
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
The key future development considerations include:
As there are Aboriginal heritage and European heritage sites within the structure plan area, consideration of these
sites is required as development proceeds. Consultation with the traditional owners may be required during future
stages of development.
Table 3 Aboriginal heritage registered sites in the vicinity of the Site
Site ID
Site Name
Site Type
Easting
(GDA94
Zone 50)
–
Northing
(GDA94
Zone 50)
–
DIA Access
Status
DIA
Status
Site
3207
Jackadder Lake West
Artefact Scatter
386166
6469327
Open
Stored
3208
Scarborough Beach Road
Artefact Scatter
386339
6469849
Open
Stored
3209
Herdsman Lake N
Artefact Scatter
386639
6469199
Open
Stored
3210
Herdsman Lake NE
Artefact Scatter
387307
6469928
Open
Stored
3585
Herdsman Lake
Artefact Scatter
387046
6469845
Open
Permanent
4405
Jackadder Lake
Artefact Scatter
386338
6469291
Open
Insufficient
Information
21538
Stirling Wetlands
Mythological
387403
6469868
Open
Stored
17.9 Wetlands and sensitive environments
Figure 17.11 displays classified geomorphic wetlands as classified by the DEC. Within the structure plan area, the
Osborne Park Main Drain and its surrounding area are classified as a resource enhancement area. Syrinx has
prepared a preliminary design for an urban stream that could be developed along the drain alignment and serve to
improve both water quality and amenity of the place.
Areas classified as multiple use include current and historic swamplands and wetlands. Current surface water
bodies classified as multiple use wetlands include Jackadder Reserve, located adjacent to the south-west corner of
the structure plan area, and Spoonbill Lakes, north of the structure plan area. Former swamplands include an area
adjacent to the Mitchell Freeway, north of Cedric Street, and a large region to the east of the structure plan area.
The Herdsman Lake system is located south of the structure plan area and receives flow from a large surface water
catchment which includes the Osborne Park Main Drain. The Herdsman Lake system contains both surface waters
and low marshy areas, but has been reduced in size as urbanisation has occurred in the area, through land
reclamation techniques such as filling in with sand. Part of the lake is classified as a conservation category wetland
and it is also a registered bird life wetland (covered by both JAMBA and CAMBA agreements). The lakes are also
used as recreational areas, with paths for bikes and walking as well as several playgrounds located around the
perimeter.
The key future development considerations include:
Development within the structure plan area should consider the impact on downstream receiving environments.
Herdsman Lake is hydraulically connected to the Osborne Park Main Drain and improvements in water quality in
the drain will serve to enhance the local environmental values of the drain itself as well as the Herdsman Lake
system. Conversely, negative impacts on the quality of ground and surface water in the structure plan area
associated with development may be detrimental to the Herdsman Lake system.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Figure
17.11: Environmental assets
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
17.10 Flora and fauna
17.10.1 Flora
The structure plan area is predominantly urbanised, however remnant native vegetation exists in pockets, as
shown in Figure 17.11, associated with:
·
Osborne Park Hospital
·
Herdsman Lake
·
Osborne Park Main Drain
·
Surface water body north of Mitchell Freeway and south of Stirling Civic Gardens.
A desktop study of declared rare flora and a field survey were carried out by Cardno in 2009. Their study area
consisted of the Osborne Park Main Drain and the future Stephenson Avenue extension road alignment between
Mitchell Freeway and Jon Sanders Drive. Although the desktop study identified that a number of rare and priority
flora species could potentially occur in the study area, the field survey showed that the remnant vegetation was
highly degraded, and no declared rare flora or priority flora were recorded. While Eucalyptus rudis was still present
along the drain, the understorey was dominated by introduced grasses. The southern portion of the drain between
Scarborough Beach Road and Jon Sanders Drive has undergone some revegetation with native species; however
the understorey is also dominated by introduced taxa. In summary, the site has been highly modified and Cardno
suggested that few of the original botanical values of the site remain (Cardno 2009).
Herdsman Lake is classified as a Bush Forever site under the Environmental Protection (Clearing of Native
Vegetation) Regulations, 2004, however is outside of the structure plan area.
17.10.2 Significant fauna
A desktop study of the Commonwealth’s Environmental Protection and Biodiversity Conservation Act 1999 and the
State’s Wildlife Conservation Act, 1950, is reported in the Stirling City Centre District Water Management Strategy
(EES 2010). Six significant fauna species were identified as having the potential to occur within the structure plan
boundary (TABLE, EES 2010), although it was recognised that limited original habitat remains undisturbed.
Table 4 Significant fauna with the potential to occur within the structure plan area (EES 2010)
Species
Common name
EPBC Act Listing
WC Act Listing
Calyptorhynchus baudinii
Baudin's Black-Cockatoo,
Long-billed BlackCockatoo
Vulnerable Species or
species habitat likely to
occur within area
Schedule 1 Fauna that is
rare or is likely to become
extinct
Calyptorhynchus
latirostris
Carnaby's BlackCockatoo, Short-billed
Black- Cockatoo
Endangered Species or
species habitat likely to
occur within area
Schedule 1 Fauna that is
rare or is likely to become
extinct
Synemon gratiosa 1
Graceful Sun Moth
Removed from the EPBC
Act list of threatened
species in May 2013
Priority 4 – rare, near
threatened, and other
species in need of
monitoring
Rostratula benghalensis
australis
Australian Painted Snipe
Vulnerable Species or
species habitat likely to
occur within area
Schedule 1 Fauna that is
rare or is likely to become
extinct
Falco peregrinus
Peregrine Falcon
n/a
Schedule 4 Other
specially protected fauna
Neelaps calonotos
Black-striped Snake
n/a
Priority Three Taxa with
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Species
Common name
EPBC Act Listing
WC Act Listing
several, poorly known
populations, some on
conservation lands
1The listing for the Graceful Sun Moth was updated by GHD at the time of writing this report due to known recent changes in its classification
The key future development considerations include:
Where possible, existing vegetation should be retained and improved. New vegetation should be consistent the
native vegetation and enhance the landscape.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
18 EXISTING AND FUTURE COMMUNITY
Current population:
4, 116 residents
Current dwellings:
1,992 dwellings (comprised of large, single detached houses and grouped
housing)
Current average occupancy:
2.07 people per household
Current density:
6 dwellings per hectare
Future population:
25,000
Future dwellings:
13,900
Future average occupancy:
1.8
Future density:
45 dwellings per hectare (approximately)
18.1 Summarised history of the ‘existing’ community
The SCC traditionally has been, and continues to be, of particular social, spiritual and economic importance to
Aboriginal groups living in and around the Perth metropolitan area. Travelling along the wetland chain, the
wetlands formed a key strategic centre for Nyoongar groups, a gathering place, an ‘administrative’ centre and an
important source of food, water and other resources. (Big Island Research, Ethnographic Heritage Consultations,
July 2013)
A recognised dreaming track or ‘cultural complex’ includes Herdsman Lake, Lake Gwelup, Lake Karrinyup, Lake
Carine and all the swamps, creeks and wetlands in between and as a cultural landscape these features are still
viewed as a living entity by Nyoongar people today. (Stirling City Centre Alliance, Draft Structure Plan, July 2011)
With the establishment of the Swan River Colony, land in the Stirling area was granted to settlers. These early
European settlers continued to draw on the resources provided by the wetlands, converting many of them into
market gardens. The early market gardeners developed Stirling as a rural community, and continued the legacy of
a place to live, trade, and gather. The main drain running through the site, although progressively modified,
continued to provide a defining core feature of the area for irrigation, agriculture and recreation.
The market gardens formed the heart of the area and created wealth from food productions. Dairies, poultry and
pig farming continued to grow and become prime industries in the area. With increasing population and industry
developing, the demand for land after WWII marked the end of primary industries, Innaloo continued to develop
as a residential subdivision and Osborne Park began developing as a place of light industrial and commercial use.
Innaloo would eventually be defined by big box retail cementing it as a place of trade today.
With the redevelopment of a new city, the central ecological corridor and urban stream has the opportunity to
retrace the cultural complexity of the Aboriginal heritage of the area and highlight this in the context of a modern
development. A reinterpretation of an earlier water system will allow community interaction and enjoyment and
re-establish this as a central recreational, gathering and celebration place.
18.2 Proposed Population and Employment
The Stirling Alliance has responded to the challenges set out in Directions 2031 (WAPC, August 2010) by
establishing targets for population and employment. These targets have implications for the amount, location,
intensity and form of development and ultimately drive the type, distribution and quality of the public realm.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
The land use zoning within the Draft Structure Plan (Stirling Alliance, July 2011) provides for an intensive mixed-use
(including residential) activity centre anchored off existing transport and retail nodes (Station, Southern and
Osborne Park Precincts) supported by increased density of housing within existing residential neighbourhoods
(Innaloo, Northern and Woodlands Precincts). Indicative building heights and plot ratios proposed respond to the
increased target population and employment for the SCC.
18.3 Proposed Yield Build-out
The Stirling Alliance (Popescu, V 2013, pers. comm., 26 June) has developed a forecast of yield build-out within
land available for development (vacant land) and redevelopment (occupied land). This development scenario
proposes a transition time frame from existing use and density to the ultimate scenario and will influence the
staging and prioritisation of new and upgraded open space to ensure the quantity, quality and diversity of open
space adequately cater to the increased population.
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
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or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
APPENDICES
A. PLANNING AND ENVIRONMENTAL REGULATORY FRAMEWORK
B. ALLIANCE PROCESS TO DATE
C. LIST OF TECHNICAL STUDIES AND BACKGROUND
INVESTIGATIONS
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arising from or in connection with this draft document
APPENDIX A: PLANNING AND ENVIRONMENTAL REGULATORY
FRAMEWORK
Guidance for the protection and management of the environment and natural resources as part of land use
planning and development is provided in both planning and environmental legislation, as well as state planning
policy.
a.
Planning legislation
Land use planning and development in Western Australia is governed by the Planning and Development Act 2005,
the purpose of which is to:
·
·
·
·
·
·
provide for an efficient and effective land use planning system in the State; and
promote the sustainable use and development of land in the State.
The Planning and Development Act 2005 identifies preservation and conservation as matters which may
be dealt with by planning schemes, specifically:
the preservation of places and objects of cultural heritage significance…;
the conservation of the natural environment…including the protection of natural resources, the
preservation of trees, vegetation and other flora and fauna, and the maintenance of ecological processes
and genetic diversity; and
the conservation of water.
The Planning and Development Act 2005 ensures the referral of all proposed schemes and scheme amendments to
the EPA for consideration of their potential impact on the environment.
b.
State planning policy
Environmental protection and natural resource management is cited as a key element in the policy framework that
guides land use planning and development in Western Australia. This is highlighted in the State Planning Strategy
(WAPC 1997) and State Planning Framework (State Planning Policy No 1, Variation 2, Government of Western,
2006) and in Liveable Neighbourhoods (WAPC, 2007).
i.
State Planning Strategy
The State Planning Strategy (WAPC, 1997) sets out key principles which guide the way in which planning decisions
are made. Five key principles are identified. In the areas of environment, community, economy, infrastructure and
regional development. The environmental principle in the State Planning Strategy (1997) is:
To protect and enhance the key natural and cultural assets of the State and deliver to all West Australians a high
quality of life which is based on environmentally sustainable principles.
The State Planning Strategy contains strategies which are proposed to secure a high quality environment. The
strategies are supported by recommended criteria for incorporating the environmental principle into planning, and
are proposed to be achieved via specific actions, both existing and new. The following strategies to address NRM
matters are contained within the State Planning Strategy:
·
·
·
·
·
Increasingly use energy sources which have minimal impact on the environment;
Prevent further loss in biodiversity;
Ensure that air quality is protected;
Ensure that water resources are conserved and their quality protected;
Ensure that land and soil is safeguarded and that degradation does not occur;
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Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
·
·
·
·
·
Reduce consumption of materials and promote recycling;
Promote planning, management and protection of resources;
Protect landscape, open space and public access;
Enhance the quality of life for all Western Australians; and
Protect the State’s cultural heritage.
These strategies provide a comprehensive basis for the establishment of more detailed NRM strategy and policy as
part of the remainder of the State planning framework.
The State Planning Strategy was released prior to the gazettal of the EPBC Act and therefore makes no reference
to MNES. The State Planning Strategy is currently being revised by the Department of Planning (DoP) and Western
Australian Planning Commission (WAPC).
ii.
State Planning Policy
State planning policies (SPP) are made under Section 26 of the Planning and Development Act 2005. They are the
“highest” form of policy and as such, the WAPC and local governments must have ‘due regard’ to the provisions of
the policies when preparing or amending local planning schemes or making decisions on planning matters. The
State Administrative Tribunal is also required to take account of SPPs when determining appeals.
There are currently 27 SPPs and 1 draft SPP. In accordance with SPP No 1: State Planning Framework (2006) there
are five primary policies or “sector” policies in the areas of:
·
·
·
·
·
Environment and Natural Resources;
Urban Growth and Settlement;
Economy and Employment;
Transport and Infrastructure; and
Regional Development and Planning.
It should be noted that only the first two sector policies have been developed. Of the 27 available SPPs, 19 of those
have some relevance to environmental management. These include:
SPP 2
SPP 2.1
SPP 2.2
SPP 2.3
SPP 2.4
SPP 2.5
SPP 2.6
SPP 2.7
SPP 2.8
SPP 2.9
SPP 2.10
SPP 3
SPP 3.2
SPP 3.4
SPP 3.5
SPP 4.1
SPP 4.3
SPP 6.1
SPP 6.3
Environment and Natural Resources Policy
Peel-Harvey Coastal Plain Catchment Policy
Gnangara Groundwater Protection
Jandakot Groundwater Protection Policy
Basic Raw Materials
Agricultural and Rural Land Use Planning
State Coastal Planning Policy
Public Drinking Water Source Policy
Bushland Policy for the Perth Metropolitan Region
Water Resources
Swan-Canning River System
Urban Growth and Settlement
Planning for Aboriginal Communities
Natural Hazards and Disasters
Historic Heritage Conservation
State Industrial Buffers
Poultry Farms Policy
Leeuwin-Naturaliste Ridge Policy
Ningaloo Coast
Stirling City Centre Master Strategy Report
- 78 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
SPP No 2: Environment and Natural Resources Policy (2003) (ENR SPP) provides general guidance regarding how
NRM matters are to be considered during planning decision making. The ENR SPP contains 3 objectives. They are
to:
·
·
·
integrate environment and natural resource management with broader land use planning and decisionmaking;
protect, conserve and enhance the natural environment; and
promote and assist in the wise and sustainable use and management of natural resources.
The ENR SPP contains thirteen general policy measures which provide broad guidance for decision making,
supported by more specific policy guidance in the areas of:
·
·
·
·
·
·
·
·
·
·
iii.
Water Resources;
Air Quality;
Soil and Land Quality;
Biodiversity;
Agricultural Land and Rangelands;
Minerals, Petroleum and Basic Raw Materials;
Marine Resources and Aquaculture;
Landscapes; and
Greenhouse Gas Emissions and Energy Efficiency.
Additional guidance on environmental matters is provided by the sector policies.
Liveable Neighbourhoods
Liveable Neighbourhoods: a Western Australian Government sustainable cities initiative (WAPC, 2007) is an
operational policy for the design and assessment of structure plans (regional, district and local) and subdivision for
new urban (predominantly residential) areas in the metropolitan area and country centres, on greenfield and large
urban infill sites. It promotes safe, sustainable and attractive neighbourhoods with a strong, site-responsive
identity, supportive of local community.
Liveable Neighbourhoods (WAPC, 2007) facilitates the achievement of NRM outcomes through its performance
based approach which acknowledges the requirements of sustainability and focuses on structure planning as a key
tool to achieve more sustainable outcomes and to facilitate innovation. Liveable Neighbourhoods requires
consideration of the site and its context in determining the design outcome, which should result in a design which
acknowledges the environmental attributes of a site and integrates them into the design outcome. It is dependent;
however, on there being good geographical NRM information available to ensure the environmental assets and
issues are identified. Liveable Neighbourhoods pays special attention to the integration of water into the urban
form through Element 5: Urban Water Management.
iv.
Integrating land and water planning
Better Urban Water Management (WAPC, 2008) provides guidance on the implementation of State Planning Policy
2.9 Water Resources (2006). It outlines the requirements for integrating land and water planning and improving
the achievement of total water cycle outcomes and water sensitive urban design as part of land use planning and
development.
Better Urban Water Management is designed to facilitate better management and use of water resources by
ensuring an appropriate level of consideration is given to the total water cycle at each stage of the planning
system. The document provides guidance for regional, district and local land use planning, as well as subdivision
phases of the planning process. Better Urban Water Management is to be used by all stakeholders and decision
makers and has statewide application for new urban, commercial, industrial and rural-residential developments.
Stirling City Centre Master Strategy Report
- 79 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
c.
Federal environmental protection legislation
i.
Environment Protection and Biodiversity Conservation Act 1999
The Commonwealth Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) provides a legal
framework to protect and manage nationally and internationally important flora, fauna, ecological communities
and heritage places- defined in the EPBC Act as matters of national environmental significance (MNES). The EPBC
Act is administered by the Australian Government Department of Environment.
There are eight MNES defined under the EPBC Act. These are:
·
·
·
·
·
·
·
·
world heritage sites;
national heritage places;
wetlands of international importance;
nationally threatened species and ecological communities;
migratory species;
Commonwealth marine areas;
the Great Barrier Reef Marine Park; and
nuclear actions.
Any action that has, will have, or is likely to have a significant impact on a MNES requires the approval of the
Federal Minister for the Environment under the EPBC Act.
An ‘action’ is broadly defined under the Act as a project, development, undertaking, activity or series of activities,
or an alteration of any of these things. An ‘action’ occurs at the time of site disturbance and includes “site
preparation and construction, operation and maintenance, and closure and completion stages of a project, as well
as alterations or modifications to existing infrastructure” (Commonwealth of Australia 2009). Strategic or statutory
planning activities such as structure plans and subdivision are not considered to constitute an ‘action’ under the
EBPC Act.
The preparation of greenfield sites for subdivision is considered to be an action under the EPBC Act. Thus where
the subdivision and future development of land is likely to have a significant impact on any matter of NES, it should
be referred to the Commonwealth Government for their decision regarding the need for assessment. However, it
is recommended that local structure plans are referred to the Commonwealth Government where they affect
MNES to facilitate more strategic and timely outcomes.
d.
ii.
State environmental protection legislation
Environmental Protection Act 1986
Environmental protection in Western Australia is provided primarily by the Environmental Protection Act 1986 (EP
Act). Part IV of the EP Act enables the Environmental Protection Authority (EPA) to undertake the environmental
impact assessment (EIA) of a proposal if it is considered likely to have a significant effect on the environment.
Section 48A of the EP Act relates to the assessment of planning schemes, whereas mining proposals are assessed
under S38 of the EP Act. Licensing of prescribed premises occurs under Part V of the EP Act.
In the event that the project requires the clearing of native vegetation the Department of Environment and
Conservation will need to be consulted to determine whether a clearing permit is required under the
Environmental Protection (Clearing of Native Vegetation) Regulations 2004.
Stirling City Centre Master Strategy Report
- 80 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
iii.
Conservation and Land Management Act 1984
The Conservation and Land Management Act 1984 establishes a comprehensive set of legislative provisions dealing
with state conservation and land management matters. It also provides for the vesting or reservation of land,
particularly state forest or timber reserve, and the ability to enter into agreements with private landholders, state
conservation and land management matters.
iv.
Wildlife Conservation Act 1950
The Wildlife Conservation Act 1950 provides for the conservation and protection of all native flora and fauna.
Under the Act, individual species of plants and animals are protected, with the level of protection varying
depending on whether the species is rare or endangered. Flora and fauna that need special protection
because they are under identifiable threat of extinction, are rare, or otherwise in need of special protection are
placed on the threatened species list.
v.
Contaminated Sites Act 2003
The Contaminated Sites Act 2003 imposes significant responsibilities on parties causing contamination, and on
owners of contaminated land. Land owners, occupiers and polluters are required to report known or suspected
contaminated sites to the Department of Environment Regulation. Reported sites are then classified, in
consultation with the Department of Health, based on the risks posed to the community and the environment and
responsibility for cleanup is allocated.
vi.
Biosecurity and Agriculture Management Act 2007
As of 1 May 2013, the Biosecurity and Agriculture Management Act 2007 (BAM Act) and regulations come into
force. Under the BAM Act, organisms are grouped into four main classifications;
·
·
·
·
Declared pests
Permitted
Prohibited
Permitted Requiring a permit
Under the BAM Act, all declared pests are placed in one of three categories, namely C1 (exclusion), C2
(eradication) or C3 (management). The Western Australian Organism List (WAOL) has been created to easily find
out the declared status of Organisms that have now been classified as part of the enactment of the BAM Act. Use
of the Department of Agriculture and Food’s Declared Organism Search tool returned no records of declared
organisms within the City of Stirling.
vii.
Rights in Water and Irrigation Act 1914
Under the Rights in Water and Irrigation Act 1914 a Bed and Banks licence will be required from the Department
of Water should construction activities disturb the bed and banks of any river, creek or drainage channel within
the town centre.
In addition, a dewatering licence may be required from the Department of Water if dewatering activities are
required during construction activities; a 26D licence for the construction of bores; and a 5C licence to abstract
groundwater may be required should groundwater be required for construction purposes.
Stirling City Centre Master Strategy Report
- 81 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
viii.
Heritage of Western Australia Act 1990
The Heritage of Western Australia Act provides for, and encourages, the conservation of places which have
significance to the cultural heritage in the state and established the Heritage Council of Western Australia.
The objectives of the Act are to:
·
·
·
ix.
identify, conserve and where appropriate enhance those places within Western Australia which are of
significance to the cultural heritage;
in relation to any area, facilitate development that is in harmony with the cultural heritage values of that
area; and
promote public awareness as to the cultural heritage, generally.
Aboriginal Heritage Act 1972
The Aboriginal Heritage Act makes provision for the preservation on behalf of the community of places and objects
customarily used by or traditional to the original inhabitants of Australia or their descendants, or associated
therewith, and for other purposes incidental thereto.
18.4
Environmental protection policy and guidelines
The Environmental Protection Authority (EPA) develops two types of policies that are adopted as whole-of
Government policies: statutory Environmental Protection Policies (EPPs) and non-statutory State Environmental
Policies (SEPs). Those relevant to the City of Stirling include:
18.4.1
Environmental Protection Swan Coastal Plain Lakes Policy 1992
The purpose of the Environmental Protection (Swan Coastal Plain Lakes) Policy 1992 is to protect the
environmental values of lakes on the Swan Coastal Plain. The EPP was gazetted in 1992, together with
Miscellaneous Plan No. 1815 which depicted lakes protected under the policy. The EPP made the filling, draining,
excavating, polluting and clearing of these lakes an offence unless authorised by the EPA.
The policy was subject to a statutory review in 1999. On 23 August 2006 the Minister for the Environment
announced to Parliament that he will not approve the revised draft Environmental Protection (Swan Coastal Plain
Wetlands) Policy 2004. The 1992 Swan Coastal Plain Lakes EPP remains in force.
18.4.2
Guidance for the Assessment of Environmental Factors No 33: Environmental Guidance for Planning and
Development (2008)
The Environmental Protection Authority prepares Environmental Assessment Guidelines (formerly Guidance
Statements) to provide advice to proponents and the public generally on the procedures and minimum
environmental requirements that the Environmental Protection Authority expects to be met during the
environmental impact assessment process. Environmental Assessment Guidelines are not statutory documents.
The most relevant Environmental Assessment Guideline is Guidance for the Assessment of Environmental Factors
No 33: Environmental Guidance for Planning and Development (2008), which includes comprehensive information
about the consideration of natural resource management issues as part of planning decision making. It contains a
significant reference list, a list of relevant policies, other useful publications, guidelines for agricultural activities
and a list of websites.
A complete list of Environmental Assessment Guidelines can be found on the Environmental Protection Authority’s
website (www.epa.wa.gov.au).
Stirling City Centre Master Strategy Report
- 82 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Stirling City Centre Master Strategy Report
- 83 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
APPENDIX B: PROCESS TO DATE
Agreeing the Vision
The idea of a city centre in Innaloo emerged from a decision to review the 1995 Structure Plan for the area, in the
context of the strategic planning framework, Directions 2031 and Beyond. In this process it was identified that the
area lacked some of the key characteristics and functions of a strategic metropolitan centre, and that there were
several complex issues inhibiting the evolution of the centre.
Stirling is a suburban centre characterised by dispersed developments surrounded by surface parking. There has
been a noted failure to attract higher density residential developments or foster economic diversification. Much
of the retailing is car oriented, and offices continue to disperse into Herdsman and Osborne Park. The area lacks a
distinct “heart” or unique sense of identity.
The Alliance worked collaboratively with the community and stakeholders to agree the vision for a new city centre
in Innaloo, and made a commitment to be inclusive, open and transparent in its planning practices.
Long Term Transport Solution
In March 2009, using an innovative “Breakthrough Thinking” process, the Alliance worked with community and a
range of government and private sector stakeholders to resolve the long-standing issue of regional transport. This
process is based on the principles of value management and enquiry by design, whereby options and evaluation
criteria are developed by the group, evaluations made and preferred options identified and agreed. This resulted
in an MRS amendment that downgraded Stephenson Avenue and ultimately unlocked a substantial portion of
government land for development. This would become the catalyst for an aspirational plan for a vibrant city
centre with a continuous green corridor linking Herdsman Lake and Stirling Train Station.
The Project Management Office
Shortly after, the Premier opened the Stirling Alliance project management office in Innaloo which became a hub
for community involvement. From here, the Alliance planned and implemented the Festival of Ideas, a week long
consultation process to hear the collective voices of business and community and to further develop the vision.
Since then, the office has housed a multi-disciplinary team from the City of Stirling and the Department of
Planning, working together as a united team with a common goal.
Governance Structure
With a firm understanding of community values and aspirations for the area, the Alliance has continued to work
collaboratively with stakeholders. The community and private sector have been represented at all levels of the
Governance Structure, including the Alliance Leadership Group and the Board. Regular Community Leadership
Group meetings have encouraged ongoing community involvement and provided a consistent level of
transparency and inclusion throughout the project. This commitment to openness and accountability has
developed stakeholder capacity, facilitating knowledge sharing and fostering a greater understanding of the
challenges and the opportunities of the Stirling City Centre project.
Stirling City Centre Master Strategy Report
- 84 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Performance Framework
The performance framework was developed collaboratively to reflect stakeholder values and principles. All
technical studies undertaken by the Alliance have been guided by the targets in this framework. The objectives of
the performance framework have also been included in future planning controls to ensure that the vision is
maintained over the long term.
Precinct Planning
Precinct plans for two of the six precincts identified in the Structure Plan have been progressed. A series of
precinct planning workshops over a period of approximately nine months, were held with residents. Plans were
developed in these open public forums using the same “Breakthrough Thinking” process that was developed for
the Long Term Transport solution. This has resulted in the development of precinct plans that reflect community
values and contribute to the targets outlined in the Structure Plan.
Working Groups
Within the Alliance, a number of technical working groups have been operating to progress technical studies,
review and assess outputs and provide added value to project outputs.
Stirling City Centre Master Strategy Report
- 85 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
WORKING GROUP
FOCUS
Program Management Office
Whole of project management, core deliverables:
1.
Statutory planning framework
2.
Enable land development in line with the vision
3.
Seek funding/investment opportunities
Environmental Sub-Alliance (Strategic)
A strategic environmental focus
Enabling Infrastructure
Utilities and transport infrastructure
Environmental Restoration and Sustainability
Water and soil investigations, urban stream
Landscape and Urban Design
Landscaping and urban design of the public realm, civic
facilities, community needs
Improvement Scheme
Development of Improvement Scheme and associated
statutory considerations
Transport Working Group
Integrated transport considerations, including public
transport, road networks, regional transport functions
Parking Working Group
Development of parking policy for inclusion in statutory
planning framework
Development Scenario
Preparation of development scenarios and strategies
Working as sub-sets of the project whole, these groups would focus on detail and provide recommendations to
management.
Master Strategy Process
The Master Strategy integrates the intellectual property developed by the Alliance, bringing together all of the
knowledge developed in the working groups. This not only refers to the documented outputs of technical studies
but also the tacit knowledge developed by participants over the three and half years of the project period. It has
therefore been necessary to undertake the process of integration collaboratively, bringing together all of the key
professionals, stakeholders and community representatives who have amassed substantial knowledge and
understanding.
Prior to embarking on the final integration process, the Master Strategy group reviewed the performance
framework to ensure that the objectives were still applicable and feasible in light of what the project had learned
over time.
Due to the volume of knowledge developed over the years, it was necessary to undertake planning integration
workshops prior to the Master Strategy Workshops. Two planning integration workshops were held to:
·
·
·
Develop and agree the purpose of the Master Strategy Workshops
Introduce participants and foster a shared understanding of their roles and their scopes of work
Identify and resolve any preliminary issues that would require resolution prior to the Master Strategy
Workshops
After much preparation and discussion, three Master Strategy Workshops were held over the course of one week.
Day 1
Context Familiarisation & Issue Identification
Day 2
Issue resolution & Final Concept & Strategy
Stirling City Centre Master Strategy Report
- 86 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
Day 3
Staging, transition & implementation of all elements – short term, 2017, 2025, 2031
On interim days (between workshops), lead consultants and PMO staff updated information to prepare for the
next workshop.
Post workshop, the Alliance staff and consultants updated and finalised consultant reports to reflect the latest
understanding. The Master Strategy report has been finalised to reflect the full body of knowledge developed by
the Alliance and, along with the Structure Plan and other key documents, to provide guidance for any future
planning.
Working Groups
Environmental
Restoration and
Sustainability
Transport
Planning
Integration
Workshop #1
Enabling
Infrastructure
Parking
Master
Strategy
Workshop #1
Master
Strategy
Workshop #2
Master
Strategy
Workshop #3
Environmental
Sub-Alliance
Landscape and
Urban Design
Planning
Integration
Workshop #2
Development
Scenario/Strategy
Master Strategy
Report
Improvement
Scheme
Working Groups
Figure: Master Strategy Process
Stirling City Centre Master Strategy Report
- 87 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
APPENDIX C: TECHNICAL STUDIES AND BACKGROUND
INVESTIGATIONS
18.5 Current reports

ESS (2013) Stirling City Centre District Water Management Strategy

GHD (2012) Stirling Alliance Environmental and Water Investigation – Sampling and Analysis Plan

GHD (2013) Stirling City Centre Integrated Factual Report – Investigation of Soil and Groundwater
Contamination and Acid Sulfate Soils

GHD (2013) Stirling Alliance Environmental and Water Investigation – Task A - Interpretive Report

GHD (quarterly June 2011 to July 2013) Stirling Alliance Environmental and Water Investigation - Surface and
Groundwater Monitoring Reports

GHD (2013) Stirling Alliance Environmental and Water Investigation – Groundwater and Surface Water
Interpretive Report

GHD (2013) Stirling City Centre Environmental and Water Investigation – Integrated Water Management
Strategy

GHD (2012) Stirling City Centre Environmental Assessment of the Urban Stream Alignments

GHD & Syrinx (2013) Stirling City Centre Urban Stream Design Criteria

GHD & Syrinx (2013) Stirling City Centre Urban Stream Concept Design

GHD (2013) Stirling City Centre Utilities Infrastructure Strategy - Review of Sustainable Initiatives and
Technologies

GHD (2013) Stirling City Centre Utilities Infrastructure Strategy – Vol 1 & 2

GHD (2013) Stirling City Centre Utilities Infrastructure Strategy – Preferred Concept Vol 1 & 2

GHD (2013) Stirling City Centre Integrated Transport Strategy

GHD (2013) Stirling City Centre Public Transport Strategy

Kinesis (2012) Stirling City Centre Stage 1 C

Kinesis (2012) Stirling City Centre C

MacroPlan Dimasi (2013) Stirling City Centre Technical Report – Development Scenario

MacroPlan Dimasi (2013) Stirling City Centre Technical Report – Development Strategy

MacroPlan Dimasi (2013) Stirling City Centre Technical Report – Development Financial Feasibility

MacroPlan Dimasi (2013) Stirling City Centre Land Development Advice

SKM (February, 2010) Stephenson Boulevard Geotechnical Investigation Report (Revision 1)

Stirling City Centre Alliance (November 2010) Stirling City Centre Alliance Performance Framework

Stirling City Centre Alliance (July 2011) Draft Stirling City Centre Structure Plan

Stirling City Centre Alliance (December 2013 Review ) Draft Stirling City Centre Structure Plan Parts 1 & 2

Syrinx & Place Laboratory (2013) Stirling City Centre Urban Design and Landscape Strategy
CAP
CAP
Stirling City Centre Master Strategy Report
Precinct Analysis
Precinct Sustainability Analysis Report
- 88 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document
18.6 Previous reports

BSD Consultants (February 1999) Cedric St Wetland Relocation Environmental Management Plan

Cardno (2009) Stirling City Centre Declared Rare Flora Search

Coffey (July 1999) Proposed Stirling Civic Precinct area redevelopment geotechnical studies

Coffey (February 2000) Stirling civic precinct geotechnical studies

Department of Environment and Conservation (May 2010) Notice of a classification of a known or suspected
contaminated site given under section 15 of the Contaminated Sites Act 2003

Egis Consulting (July 1999) Phase I Environmental Site Assessment Hertha Road Landfill, Cedric and Delawney
Street depots (Volume I and II Report for City of Stirling)

Egis Consulting (October 1999) Phase II Environmental Site Assessment Hertha Road Landfill, Cedric and
Delawney Street depots (Volume I and II Report for City of Stirling)

GHD (2002) Stage III Environmental Site Assessment

Golder Associates (June 2010) Stirling Tunnel First Run of Plaxis for Competent Ground Condition

Golder Associates (March 2008) Report on Landfill Development Case Studies

Hassell (April 2010) Policy and implementation challenges for distributed water management systems at
Stirling City Centre, Western Australia

North Metro Conservation Group (2007) Draft Herdsman Lake Integrated Catchment Management Plan,
prepared for City of Stirling

Pracsys (April 2010) Stirling City Centre Economic Development Strategy

Parsons Brinkerhoff (November 2010) Stirling City Centre Green Infrastructure Study

Phil Czerwinski ACHM (March 2010) Preliminary Investigation of Aboriginal Heritage – City of Stirling Structure
Plan

SMEC (June 2007) Site Specific Health and Safety Plan

SMEC (March 2007) Environmental Consultancy Services for the Review of the Stirling Regional Centre
Structure Plan: Background Report

SMEC (September 2007) Environmental Consultancy Services for the review of the Stirling Regional Centre
Structure Plan: Preliminary Environmental and Feasibility Analysis Report

SMEC (October 2007) Environmental Consultancy services for the review of the Stirling Regional Centre
Structure Plan: Hydrogeological Report

SMEC (April 2008) Environmental Consultancy Services for the Osborne Park Main Drain – Living Stream

SMEC (January 2009) Stirling City Centre Structure Plan - Services Infrastructure Report – Part 1

SMEC (March 2009) Stirling City Centre Structure Plan - Services Infrastructure Report – Part 2

SMEC (July 2009) Stirling City Centre Structure Plan - Services Infrastructure Report – Part 3

SMEC (June 2009) Phase 1 Scoping Study; Summary Report and Initial Conceptual Model

SMEC (June, 2009) Phase 1 Scoping Study; Summary Report

SMEC (June 2009) SMEC Search of native vegetation (map)

SMEC (September 2009) Stirling Regional Centre: Old Hertha Road Landfill and Osborne Park Main Drain
Stirling City Centre Master Strategy Report
- 89 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
any part or all of the draft document. To the maximum extent permitted by law, the Stirling Alliance disclaims any responsibility or liability
arising from or in connection with this draft document

Stirling City Centre Alliance (November 2010) Stirling City Centre Alliance Infrastructure Australia Submission

West Australian Sustainable Energy Association (March 2010) Regulatory barriers to sustainable energy in
urban contexts in South-West Western Australia
Stirling City Centre Master Strategy Report
- 90 -
Final – January 2014
This document is in draft form. The content of this draft document, including any opinions, conclusions or recommendations contained within,
or which may be implied from, must not be relied upon. The Stirling Alliance reserves the right, at any time, without notice, to modify or retract
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arising from or in connection with this draft document