Notes from the Community Meeting
Held at 6 pm on Wednesday 10 June 2015
At Juniper Chrystal Halliday, 27 Prisk St, Karrinyup
1.0 Attendance
Juniper Staff
Vaughan Harding – Chief Executive Juniper
Raelene Siford – Executive Manager Residential Juniper
Mick Burke – Executive Manager Assets and Planning Juniper
Roley Myers – Manager Communications and PR, Will Singer – Construction Projects
Coordinator, David Parker – Executive Officer, and Marg Glenn – Executive Support Officer
all attended to assist Juniper in ensuring that all points made by the residents were properly
recorded.
Juniper Consultants
Tayne Evershed – Planning Solutions
Marc Karol – T&Z Architects
Hon Liza Mary Harvey MLA, Minister for Police, Road Safety, Training and Workforce
Development, Women’s Interests.
Karen Caddy and Bill Stewart – Councillors for Coastal Ward, City of Stirling
Names provided on the attendance sheets are listed below - please excuse any spelling
errors from the transcription.
Meony
Ana
Licy
Mathew
R
Botenhove
Rosalee
McAuliffe
Gary
Botenhove
Brian
McAuliffe
Rina
Cercarell
Helen
McDonough
Raad
Cerinich
Margaret
McLeod
June
Cerinich
Ivan
Olsen
Joe
Cicchini
Felicia
Olsen
Greg
Comiskog
David
O'Malley
Chris
Devine
Jackie
O'Malley
Mel
Farnan
Sharyn
Powell
Dom
Farnan
Chris
Proctor
Christine
Gasso
John
Proctor
Brian
Gibbons
Sandra
Robinson
Alison
Gibbons
Bridget
Shiolov
Trevor
Gilmore
Sharon
Stephens
Dale
Gilmore
Cr. Bill
Stewart
Val
Godfrey
John
Stone
CR.
Andrew
Guilfoyle
Maureen
Stone
Colin
Harris
Edward
Tait
Allan
Herring
Amanda
Tand
Jeanne
Herring
Matthew
Thomberry
Andrea
Hoskins
Pauline
Thompson
John
Keall
Geoff
Ward
Ivan
Kenny
Erica
Ward
Adam
Lange
Jennifer
Warmer
Kym
Lange
Frank
West
Brian
Longman
Jan
West
Tania
Longman
Judy
Wilson
Sue
Loxton
Lindsay
Wilson
Terrance
Manbeck
Pamela
Wynn
Babu
Mathew
Penelope
Zuppar
2.0 Welcome, Introductions and Overview – Vaughan Harding Chief Executive Juniper
Mr Harding welcomed everyone to the meeting and thanked them for taking the time to
attend.
He said that he convened the meeting to allow for Juniper to provide detail of the proposed
development and to provide an opportunity for nearby residents to ask questions.
He went on to give some background to the use of the site for aged care, which commenced
when the first construction was completed in 1971, and of Juniper’s ongoing program of
reconstruction and redevelopment at all of its services, which spread from the Kimberley in
the north to Albany in the Great Southern, to ensure that our infrastructure meets
contemporary community standards and we are able to provide the best possible care to
elderly Western Australians.
He also spoke of the shortage of residential care in Western Australia in general due largely
to the high cost of providing the infrastructure (around $250,000 per bed) and in the coastal
strip in particular where the cost of land tends to be higher than elsewhere. He confirmed the
very high demand for residential care in the coastal strip due to the number of elderly people
who live in these suburbs. He advised that notes would be taken during the meeting to
capture comments and issues so that he can look into the matters raised.
3.0 Town Planning Overview – Tayne Evershed Planning Solutions
Tayne Evershed spoke in general about the planning process built around the State
legislation and the City of Stirling Town Planning Scheme and Local Planning Policy.
The Chrystal Halliday site is zoned “Private Institution” and in planning and designing this
project we have consulted with City of Stirling planning officers and have met or exceeded all
of the planning requirements.
Currently the application is in the public advertising phase, as required by the planning laws.
Our application has been submitted to the Development Application Panel (DAP) which is a
requirement due to the project value exceeding the $7m threshold. The DAP will consider a
response from the ‘Responsible Local Authority’ (in this case City of Stirling) and any public
submissions in considering the proposal.
The key acceptable development provisions of building height, setbacks, traffic and parking
have all been well considered and accommodated for by Juniper’s plans.
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4.0 Care Facility Design Overview – Marc Karol – T&Z Architects
Marc Karol, Juniper’s architect from T&Z Architects presented the most current plans for the
Juniper Chrystal Halliday redevelopment project on the screen for everyone to view. He
pointed out that some aspects of the original draft have been altered after discussion with
City of Stirling Council officers and other feedback, in particular the removal of street access
from Gladman Way so that all traffic entering or leaving will be via Prisk Street. Mr Harding
confirmed that copies of the plans would be available on the Juniper website when they were
finalised with all due consideration to recommendations received.
5.0 Questions from Attendees
The meeting was opened up for questions and comments which are consolidated and
summarised below.
Where Juniper was able to provide a response that is also included.
5.1 Building Height, Set Backs and Overshadowing
It was made clear that the primary concern of residents is the height of the building at 4
storeys. Many of the other issues are seen as a direct consequence of that.
It was noted that the building is 3 storeys at the Prisk St frontage and utilises the slope of the
land to include a lower level at the rear on Gladman Way.
The City of Stirling’s Local Planning Guidelines permit 4 storeys on land zoned “Private
Institution”.
The issue of setbacks had been considered in discussions with Council officers and the
setbacks for a 4 storey building prescribed by the Private Institution Design Guidelines are
being complied with. Overshadowing had been determined to exceed the standards for R20
zoning, there being no equivalent standard in the Private Institution Design Guidelines.
5.2 Access and vehicle noise
Again changes have been made compared with the published plans, with vehicle access
from Gladman Way being removed and all access now via Prisk St.
A boundary fence designed to attenuate vehicle noise has also been included on the
Gladman Way frontage.
Mr Harding pointed out that there would likely be the same number of service/delivery
vehicles with the larger facility but that larger quantities of goods will probably be ordered for
each delivery.
Potential for the concentration of traffic entering and exiting from one point having an
adverse impact on the immediate neighbour was noted.
5.3 Parking
There were numerous comments about the adequacy of the parking provided including an
observation that currently street parking on Prisk St is often full.
According to guidelines only 40 parking bays are required but Juniper has planned for 66 car
bays which is far in excess of this basic requirement.
Some people expressed concern that this would still not be sufficient, exacerbating the
demand for parking on Prisk St and elsewhere.
Others suggested that if parking was reduced to the mandatory minimum the overall footprint
of the building enabling a reduction the overall height of the building.
There was also a suggestion that undercroft parking beneath the building be provided. Mr
Karol indicated that anything is possible from an architectural perspective but the cost of this
would add significantly to the project cost.
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5.4 Acoustics
In addition to the Gladman Way fencing noted above Juniper has planned a range of
landscaping measures including an increase of setbacks in strategic places to enable dense
screen areas. The car parking area is also in a hollow in the site which will reduce noise.
It was also noted that all services such as air conditioning are internal to the site with
exhaust ducted to the roof to vent vertically so as to reduce the noise impact.
5.5 Building appearance
Some commented that the CAD drawings of the proposed façade gave the appearance of
being less than 4 stories. Mr Karol pointed out the 4 levels on the sketch and said the
façade has been designed with offset portions, balconies, multiple textures and scales to
reduce the visual appearance and scale of the building.
5.6 Loss of Privacy
It was noted that some local properties are already overlooked by some current buildings on
site.
5.7 Effect on local property value
Concern was expressed that a development of this type is likely to reduce property value of
nearby single storey residences.
5.8 Previous Verbal Assurances
Some local residents advised that they had received a verbal assurance from the Uniting
Church that development of the Chrystal Halliday site would not exceed two storeys. At the
meeting Mr Harding was provided with copies of statutory declarations to support this. Mr
Harding pointed out that he had been in his current role since 1989 and was not aware of
any such assurances.
5.9 Development of the balance of the site
Residents queried what plans exist for the balance of the site and whether they would
include multi storey buildings. Mr Harding said there are no plans for the balance of the site
and said that it was unlikely that Juniper would be undertaking further development at this
location within the next decade.
6.0 Wrap up and close
Following that discussion Mr Harding undertook to take account of the objections raised and
to consider where we can make variations to the plan to mitigate the impact on local
residents while still achieving our objective of providing a modern and efficient aged care
facility to meet growing community need.
It was noted that we have made an audio recording to assist in capturing all resident
concerns and that the recording will not be used for any other purpose.
Owing to changes to the plans since the first draft which is still on the City of Stirling website
Mr Harding agreed to arrange to have the current plans uploaded to the Juniper website. He
also agreed to have a record of the meeting uploaded and to provide a copy to everyone
who wrote their name and address on the attendance sheets.
Mr Harding drew the proceedings to a close at 7.30 pm and again thanked everyone for their
attendance and input.
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