agenda - no 72 - city of gosnells.pdf

Metro East Joint Development Assessment Panel Agenda

Meeting Date and Time: Wednesday, 13 January 2016; 4:00pm Meeting Number: MEJDAP/72 Meeting Venue: Department of Planning 140 William Street Perth Attendance

DAP Members Mr Eugene Koltasz (Presiding Member) Ms Sheryl Chaffer (Deputy Presiding Member) Mr Peter Addison (Specialist Member) Cr Ron Mitchell (Local Government Member, City of Gosnells) Cr Julie Brown (Local Government Member, City of Gosnells) Officers in attendance Ms Lidija Langford (City of Gosnells) Department of Planning Minute Secretary Ms Natalie Garland Applicant and Submitters Mr Chris O’Neill (Chris O’Neill & Associates) Members of the Public Nil 1. Declaration of Opening

The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.

2. Apologies

Nil

3. Members on Leave of Absence

Nil

4. Noting of Minutes

Note the Minutes of the Metro East JDAP meeting No.71 held on the 15 December 2015.

Version: 1

5. Declarations of Due Consideration

Any member who is not familiar with the substance of any report or other information provided for consideration at the DAP meeting must declare that fact before the meeting considers the matter.

6. Disclosure of Interests

Nil

7. Deputations and Presentations

7.1 Mr Chris O’Neill (Chris O’Neill & Associates) will address the DAP for the

application at Item 8.1. Mr O’Neill will discuss his objection to Condition 2 of the Responsible Authority Report.

8. Form 1 - Responsible Authority Reports – DAP Application

8.1 Property Location: 280 (Lot 123) Shreeve Road, Canning Vale Application Details: Additional Facilities to Existing Place of

Worship Applicant: Chris O'Neill & Associates Owner: Sikh Association of WA Responsible authority: City of Gosnells DoP File No: DAP/15/00911

9. Form 2 – Responsible Authority Reports - Amending or cancelling DAP

development approval

Nil 10. Appeals to the State Administrative Tribunal

Nil The following State Administrative Tribunal Application has been received:

• City of Swan – Proposed 145 Grouped Dwellings - Lot 241 (2) Wangella

Place, Koongamia As invited by the State Administrative Tribunal under Section 31 of the State Administrative Tribunal Act 2004, the Metro East JDAP reconsidered Lot 467 (110) Terrace Road, Guildford on the 15 December 2015.

11. General Business / Meeting Closure

Version: 1

MEJDAP/71 15 December 2015

Minutes of the Metro East Joint Development Assessment Panel

Meeting Date and Time: 15 December 2015; 12:00pm Meeting Number: MEJDAP/71 Meeting Venue: Department of Planning 140 William Street Perth Attendance

DAP Members Mr Eugene Koltasz (Presiding Member) Mr Clayton Higham (A/Deputy Presiding Member) Mr Peter Addison (Specialist Member) Cr Ron Mitchell (Local Government Member, City of Gosnells) Cr Julie Brown (Local Government Member, City of Gosnells) Cr Daniel Parasiliti (Local Government Member, City of Swan) Cr Darryl Trease (Local Government Member, City of Swan) Officers in attendance Mr Luke Gibson (City of Gosnells) Mr Phil Russell (City of Swan) Mr Mario Carbone (Department of Planning) Department of Planning Minute Secretary Ms Natalie Garland Applicants and Submitters Mr Adrian Fratelle (Fratelle Group) Mr Rob Sklarski (RPS) Mr Nathan Carrall (Thomas Building) Mr John Squire (Guildford Association) Mr Peter Stephenson (Guildford Association) Mr Tom Letherbarrow (Hillam Architects) Mr David Hillam (Hillam Architects) Mr Tim Willing (Willing Property) Mr Ben Doyle (Planning Solutions) Members of the Public There were 4 members of the public present at the meeting. 1. Declaration of Opening

The Presiding Member, Mr Eugene Koltasz, declared the meeting open at 12:09pm on 15 December 2015 and acknowledged the past and present traditional owners and custodians of the land on which the meeting was being held.

Mr Eugene Koltasz Presiding Member, Metro East JDAP Page 1


The Presiding Member announced the meeting would be run in accordance with the Development Assessment Panel Standing Orders 2012 under the Planning and Development (Development Assessment Panels) Regulations 2011.

The Presiding Member advised that the meeting is being audio recorded in accordance with Section 5.16 of the Standing Orders 2012; No Recording of Meeting, which states: 'A person must not use any electronic, visual or audio recording device or instrument to record the proceedings of the DAP meeting unless the Presiding Member has given permission to do so.' The Presiding Member granted permission for the minute taker to record proceedings for the purpose of the minutes only.

2. Apologies

Ms Sheryl Chaffer (Deputy Presiding Member)

3. Members on Leave of absence

Nil

4. Noting of minutes

Minutes of the Metro East meeting No. 69 held on 27 November 2015 and meeting No. 70 held on 3 December 2015 were noted by the DAP members.

5. Declaration of Due Consideration

All members declared that they had duly considered the documents.

6. Disclosure of interests

Nil 7. Deputations and presentations

7.1 Mr Adrian Fratelle (Fratelle Group) and Mr Rob Sklarski (RPS)

addressed the DAP for the application at Item 8.1. Mr Fratelle and Mr Sklarski answered questions from the panel.

7.2 Mr Nathan Carrall (Thomas Building) addressed the DAP for the

application at Item 8.1. Mr Carrall answered questions from the panel.

The presentations at Item 7.1 and 7.2 were heard prior to the application at Item 8.1.

7.3 Mr John Squire (Guildford Association) address the DAP against the application at Item 10.1a and 10.1b. Mr Squire answered questions from the panel.

7.4 Mr Peter Stephenson (Guildford Association) addressed the DAP

against the application at Item 10.1a and 10.1b. Mr Stephenson answered questions from the panel.



7.5 Mr David Hillam (Hillam Architects) and Mr Ben Doyle (Planning

Solutions) addressed the DAP for the application at Item 10.1a and 10.1b. Mr Hillam, Mr Doyle and Mr Tim Willing (Willing Property) answered questions from the panel.

The presentations at Item 7.3, 7.4 and 7.5 were heard prior to the application at Item 10.1a and 10.1.b.

8. Form 1 - Responsible Authority Reports – DAP Application

8.1 Property Location: Lot 708 (30) [Formerly Lot 9002] Keehner

Entrance, Martin Application Details: 21 Grouped Dwellings Applicant: Thomas Building Owner: Fairwater Pty Ltd Responsible authority: City of Gosnells DoP File No: DAP/15/00912

REPORT RECOMMENDATION / PRIMARY MOTION Moved by: Cr Julie Brown Seconded by: Cr Ron Mitchell That the Metro East Joint Development Assessment Panel (JDAP) resolves to: Refuse determination of DAP Application reference DAP/15/00912 and accompanying plans as provided within Attachment 5 of the Responsible Authority Report, in accordance with the provisions of the City of Gosnells Town Planning Scheme No. 6, for the following reasons: 1. The proposal is deemed unacceptable by virtue of Column C of the City's

Local Planning Policy 1.1.1 - Residential Development, in relation to the following aspects:

• 5.1.2 Street setback C2.1(iv)

• 5.1.3 Lot boundary setback C3.1 (for Units 19 and 21) and C3.2 (for Units 8, 19 and 21)

• 5.1.4 Open Space C4

• 5.3.3 Parking C3.1

• 5.3.5 Vehicular access C5.2-C5.4

• 5.3.6 Pedestrian access C6.1

or the relevant applicable Local Planning Policy 1.1.1 – Residential Development criteria, which results in a development of a bulk and scale that will have an unreasonable detrimental impact on the amenity of the surrounding locality and the future occupants of the dwellings.

2. The proposal does not comply with Clause 4.2.1 of Local Planning Policy 4.10 – Subdivision and Development Abutting Public Spaces in relation to the major openings proposed as part of Units 16 and 21.

3. The vehicle access to the site is considered likely to provide an unacceptable level of inconvenience in terms of access to and egress from the site.



4. The proposal is inconsistent with the approved Urban Water Management

Plan that applies to the site and the proposed water management solution is considered inappropriate.

5. The proposal does not provide for appropriate waste collection from the site.

6. The application is deficient as it does not include relevant information pertaining to the Bushfire Attack Level applicable to the site.

The Report Recommendation/Primary Motion was put and LOST (2/3). For: Cr Julie Brown Cr Ron Mitchell Against: Mr Eugene Koltasz Mr Clayton Higham Mr Peter Addison PROCEDURAL MOTION Moved by: Mr Clayton Higham Seconded by: Mr Peter Addison The Metro East Joint Development Assessment Panel resolves to defer DAP Application reference DAP/15/00912 for a period of 8 weeks (9 February 2016) to allow the applicant time to address the reasons for refusal in the Responsible Authority Report. Reason: The deferral will allow the applicants the opportunity to address the numerous issues raised in relation to the development. The Procedural Motion was put and CARRIED (4/1). For: Mr Eugene Koltasz Mr Clayton Higham Mr Peter Addison Cr Ron Mitchell Against: Cr Julie Brown

9. Form 2 – Responsible Authority Reports - Amending or cancelling DAP development approval

Nil



10. Appeals to the State Administrative Tribunal

10.1a Property Location: Lot 467 (110) Terrace Road, Guildford Application Details: Mixed Use Development Applicant: 68 OPR WA Pty Ltd Owner: Terrace Road Pty Ltd Responsible authority: City of Swan

DoP File No: DAP/15/00811

ALTERNATE RECOMMENDATION / PRIMARY MOTION Moved by: Cr Daniel Parasiliti Seconded by: Cr Darryl Trease That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:

1. The size and scale of the proposed development is considered to be contrary to the size and scale of residential development in Guildford, contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality.

2. The development of 25 residential units within the 25-30 ANEF contour for Perth Airport will increase the number of people exposed to the impact of aircraft noise and so conflicts with the objectives of State Planning Policy 5.1 Land Use Planning in the Vicinity of Perth Airport.

AMENDING MOTION Moved by: Mr Eugene Koltasz Seconded by: Mr Clayton Higham To remove the second reason for refusal. REASON: The reason is no longer applicable as it is being addressed by the Applicant. The Amending Motion was put and CARRIED UNANIMOUSLY. PRIMARY MOTION (AS AMENDED) That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with



Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:


REASON: The majority of DAP Members believed the size and scale of the proposed development is considered to be contrary to the City of Swan Guildford Conservation Precinct Local Planning Policy and will have an adverse impact on the heritage character of the locality. The Primary Motion (as amended) was put and CARRIED (3/2). For: Cr Daniel Parasiliti Cr Darryl Trease Mr Peter Addison Against: Mr Eugene Koltasz Mr Clayton Higham

10.1b Property Location: Lot 467 (110) Terrace Road, Guildford Application Details: Mixed Use Development Applicant: 68 OPR WA Pty Ltd Owner: Terrace Road Pty Ltd Responsible authority: WAPC DoP File No: DAP/15/00811

ALTERNATE RECOMMENDATION / PRIMARY MOTION Moved by: Cr Daniel Parasiliti Seconded by: Cr Darryl Trease That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/0081 and amended accompanying plans A201B, A202B, A203B, A204B, A205B, A301D and A302C in accordance with clause 30(1) of the Metropolitan Region Scheme, for the following reasons:


2. The development of 25 residential units within the 25-30 ANEF contour for Perth Airport will increase the number of people exposed to the impact of aircraft noise and so conflicts with the objectives of State Planning Policy 5.1 Land Use Planning in the Vicinity of Perth Airport.



AMENDING MOTION Moved by: Mr Eugene Koltasz Seconded by: Mr Clayton Higham To remove the second reason for refusal. REASON: The reason is no longer applicable as it is being addressed by the Applicant. The Amending Motion was put and CARRIED UNANIMOUSLY. PRIMARY MOTION (AS AMENDED) That the Metro East Joint Development Assessment Panel, pursuant to section 31 of the State Administrative Tribunal Act 2004 in respect of SAT application DR 342 2015, resolves to: Reconsider its decision dated 23 September 2015 and refuse DAP Application reference DAP/15/00811 and amended accompanying plans in accordance with Clause 8.1 of the City of Swan Local Planning Scheme No. 17 for the following reasons:


REASON: To be consistent with the determination of Item 10.1a. The Primary Motion (as amended) was put and CARRIED (3/2). For: Cr Daniel Parasiliti Cr Darryl Trease Mr Peter Addison Against: Mr Eugene Koltasz Mr Clayton Higham 11. General Business / Meeting Close

There being no further business, the Presiding Member declared the meeting closed at 1:47pm.


Form 1 - Responsible Authority Report (Regulation 12)

Property Location: 280 (Lot 123) Shreeve Road, Canning Vale

Application Details: Additional Facilities to Existing Place of Worship

DAP Name: Metro East Joint Development Assessment Panel

Applicant: Chris O'Neill & Associates

Owner: Sikh Association of WA

LG Reference: DA15/00377

Responsible Authority: City of Gosnells

Authorising Officer: Luke Gibson (Manager Planning Implementation)

Department of Planning File No: DAP/15/00911

Report Date: 4 January 2016

Application Receipt Date: 9 October 2015

Application Process Days: 87 Days

Attachment(s): 1. Location Plan 2. Canning Vale Outline Development

Plan 3. Development Plans 4. Schedule of Submissions 5. Consultation Plan 6. ILUC Submission 7. Proposed Amendment to Canning

Vale Outline Development Plan - Place of Worship Precinct

8. Estimated Occupancy and Parking Demand Schedule

Officer Recommendation: That the Metro East Joint Development Assessment Panel (JDAP) resolves to: Approve DAP Application reference DAP/15/00911 and accompanying plans dated 31 July 2015 in accordance with Clause 11.3 of the City of Gosnells Town Planning Scheme No. 6 and Clause 68(2) of the Planning and Development (Local Planning Schemes) Regulations 2015 - Schedule 2 - Deemed Provisions, subject to the following conditions as follows: Conditions: 1. This decision constitutes planning approval only and is valid for a period of 2

years from the date of approval. If the subject development is not substantially commenced within the 2 year period, the approval shall lapse and be of no further effect.

2. The landowner/applicant shall contribute towards development infrastructure and public open space, pursuant to Town Planning Scheme No. 6 and the adopted Canning Vale Development Contribution Plan.

3. The applicant shall submit a drainage design, prescribing a functional drainage system, including detailed engineering drawings, and necessary technical information to demonstrate functionality of the design. The design is to be endorsed prior to the lodgement of a Building Permit application and thereafter implemented to the satisfaction of the City of Gosnells.

4. The site is to be connected to the reticulated sewerage system.

5. A landscape plan for the development site and the adjoining road verge(s) is to be submitted in accordance with the City's Landscape Plan Information Sheet, and approved by the City's Parks and Environmental Operations branch, prior to the lodgement of a Building Permit application.

6. Landscaping and irrigation of the development site and adjoining road verges is to be installed prior to occupying the proposed development, and thereafter maintained, in accordance with the approved landscaping plan to the satisfaction of the Manager Parks and Environmental Operations.

7. External finishes and colour schemes are to be submitted prior to the lodgement of a Building Permit application to the satisfaction of the City.

8. No floodlights shall be illuminated after 10.00pm with any illumination being confined to the limits of the development and be in accordance with the City's Animals, Environment and Nuisance Local Law 2009. Floodlights erected on columns or posts require the lodgement of a Building Permit application.

9. A maximum of 677 people are permitted on the site at any one time. 10. A Parking Management Strategy is to be prepared prior to the lodgement of a

Building Permit application, and thereafter implemented, to the satisfaction of the City.

Advice Notes: 1. With respect to the requirement to make contributions pursuant to Town

Planning Scheme No. 6, it is acknowledged that an amendment to the Canning Vale Outline Development Plan is currently awaiting determination of the Western Australian Planning Commission. This amendment, if approved, will exempt a portion of the subject site from being required to make a contribution in accordance with the Canning Vale Development Contribution Plan, through the designation of a 'Place of Worship Precinct'. All development situated outside of the 'Place of Worship Precinct' will attract cost contributions.

2. With respect of the drainage design requirement, it should be noted that a maximum 10% stormwater runoff coefficient applies to calculate the critical permissible site discharge (PSD) from the development. This PSD shall not be exceeded in all storm events up to the 1 in 100 year Average Recurrence Interval. All excess stormwater shall be detained and/or infiltrated on site through suitable structural means.

3. You are advised of the need to apply for a Building Permit from the City's Building Services Branch prior to the commencement of work. In this regard, your attention is drawn to the requirements of the Building Code of Australia and the Building Act 2011.

4. In terms of the landscaping plan, the applicant is advised as follows: i) Any landscaping or earthmoving in the street verge is to be set at levels

as directed by the City's Infrastructure Directorate to ensure minimum disruption to future footpath levels. In this regard you are required to submit levels to the Infrastructure Directorate.

ii) The developer is advised that the City has a Shade Policy which must be

considered as part of the development process. 5. Your attention is drawn to the requirements for access to buildings for people

with disabilities in accordance with the Building Code of Australia and AS1428.1. Detailed drawings are to be submitted with the Building Permit application identifying means of access from carparking areas to the entrance of the building and throughout the building, as required by AS1428.1.

6. An Occupancy Permit is to be applied for and issued by the Local Authority

(Permit Authority) prior to occupation of the building or part thereof. For a new building, a Certificate of Construction Compliance (BA17) is to be provided with the application for it to be valid. For an existing building, a Certificate of Building Compliance (BA18) is to be provided with the application for it to be valid.

7. Where an "Alternative Design Solution" is proposed in place of "Deemed to

Satisfy" provisions of the Building Code of Australia, a Design Brief submitted by a suitably qualified Engineer is to be agreed upon in principle by Council and FESA, prior to the lodgement of the final report. The final report will be required to address all the relevant performance requirements, indicating the satisfactory qualification of all safety provisions of the Building Code of Australia.

8. Department of Fire and Emergency Services assessment is required prior to

approval of a Building Permit application. 9. Due to the nature of foundation materials, footing and slab details and a site

report from a structural engineer are required to be submitted with the Building Permit application.

10. Your attention is drawn to the following to minimise the impact of development

works:

i) All development works must be carried out in accordance with Control of Noise Practices set out in section 6 of AS2436 1981. For further details please contact the Department of Environment Regulation.

ii) Development work shall only be permitted between 0700 hours and 1900

hours on any day which is not a Sunday or public holiday, without the written approval of the City.

iii) Development work shall comply in all respects with the Environmental

Protection (Noise) Regulations 1997. 11. The use of the approved buildings should comply in all respects with the Health

(Public Buildings) Regulations 1992.

Background:

Insert Property Address: 280 (Lot 123) Shreeve Road, Canning Vale

Insert Zoning MRS: Urban

TPS: Residential Development

Insert Use Class: Place of Worship, Grouped Dwelling

Insert Strategy Policy: N/A

Insert Development Scheme: Town Planning Scheme No. 6

Insert Lot Size: 2.0582ha

Insert Existing Land Use: Place of Worship, Single House

Value of Development: $2.15 million

The subject site is located on the corner of Nicholson Road, Shreeve Road and Urquhart Court. It contains an existing two-storey Place of Worship (Sikh Temple), a single house (used as a caretakers' dwelling occupied by the resident priest) and a bitumen parking area (the subject of this application) abutting the northern boundary facing Nicholson Road. The remainder of the site is vacant. The property falls within the Canning Vale Outline Development Plan (ODP) which designates the property as Residential R20. It is surrounded by low-density residential properties in all directions, with the exception of a large vacant lot to the north east of the property. A plan showing the location of the property is contained as Attachment 1 and a copy of the Canning Vale ODP is contained as Attachment 2. Details: Approval is being sought to construct additional facilities for an existing Place of Worship on the subject site. Details of the proposal are as follows:

The construction of a complex of five buildings associated with the existing Sikh Temple on the subject site, as follows: o A 'seminar hall' building, o A 'library/activity rooms/ablution facilities' building, o An 'administration facilities' building and o Two 'priest accommodation' Grouped Dwellings.

The proposed buildings can accommodate up to 265 people at any one time, however, the application does not seek to vary to increase the occupancy of the site beyond the 677 maximum that is already approved.

The use of the buildings (excluding the priest's accommodation) being predominantly on Sundays and 'festival days' with occasional use mid-week and Saturdays.

A landscaped courtyard and children's play area on the north-eastern and south-eastern edges of the proposed buildings, respectively.

A covered walkway linking the proposed buildings to the existing Sikh Temple.

A copy of the site, floor and elevation plans is contained as Attachment 3.

Legislation & Policy: Legislation

Metropolitan Region Scheme

Planning and Development Act 2005

Town Planning Scheme No. 6 (TPS 6)

Planning and Development (Local Planning Schemes) Regulations 2015

State Government Policies Nil. Local Policies

Local Planning Policy 2.8 - Planning Guidelines for Places of Worship Consultation: Public Consultation The proposal was advertised to surrounding landowners for 14 days, during which time 19 submissions were received, 11 objecting to the proposal, two providing comment, and six raising no objection to the proposal. A schedule of submissions and technical responses to contained as Attachment 4. A map identifying the consultation area and the location of each submission is contained as Attachment 5. It should be noted that in three instances, two objectors and one non-objector requested to not have their details made public. The main concerns raised during the consultation period were as follows:

Adequacy and management of car parking on the site;

Traffic safety and congestion;

Scale of the use.

These issues are discussed later in the report. Consultation with other Agencies or Consultants The proposal was referred to the Department of Planning's Infrastructure and Land Use Coordination Branch (ILUC) for comment as the site abuts Nicholson Road, which is reserved as an 'Other Regional Road' under the Metropolitan Region Scheme. A copy of their submission is contained as Attachment 6. Planning Assessment: Town Planning Scheme No. 6 Land Use Permissibility

The subject site is zoned Residential Development under TPS 6 and Residential R20 under the Canning Vale ODP. In accordance with Table 1 of TPS 6, a Place of Worship and Grouped Dwellings are an 'A' and 'D' use respectively in the Residential zone, meaning they are not permitted unless the local government has exercised its discretion by granting planning approval, and in the case of an 'A' use, after consultation has taken place. Land Use Appropriateness

Local Planning Policy 2.8 - Planning Guidelines for Places of Worship emphasises that such uses should be in keeping with the objectives of the zone as set out by TPS 6 and complement the predominant activities and uses within the zone and on adjoining properties. As mentioned previously, the subject site contains an existing place of worship and this proposal seeks to expand development on the site. It is considered that the site's characteristics, including its prominent location at the corner of Nicholson Road and Shreeve Road, render the site suitable for the continuation of a major worship facility. Development Standards

The Grouped Dwelling aspect of the proposal will be required to comply with the Residential Design Codes (R-Codes). In terms of the Place of Worship development, Clause 5.7.1 of TPS 6 stipulates built form requirements for non-residential development in a residential zone; specifically that such development should accord with the applicable setback and plot ratio requirements prescribed by the R-Codes. In accordance with the R-Codes, development on land coded R20 shall be setback a minimum of 3m and an average of 6m from a primary street, and a minimum of 1.5m from a secondary street. The R-Codes also stipulate a minimum 50% open space requirement and a maximum building height of 7m where the roof is concealed. In terms of the Grouped Dwellings, the R-Codes also stipulate other provisions, but of particular relevance is the requirement for two parking bays and a 30m² outdoor living area, per dwelling. In this regard, the proposed buildings will be setback 6m from Urquhart Court, have a maximum and average height of 5.4m and 4.3m respectively, and will result in open space being approximately 86%. The Grouped Dwellings will each have covered alfresco areas of 16m² and 17.51m², with additional open space areas adjacent to the alfresco and south-eastern face of the dwellings, providing well in excess of 30m² outdoor living area. Parking areas for the Grouped Dwellings will be shared with the Place of Worship use, which is discussed in a later section of the report. The Grouped Dwellings comply with all other R-Code requirements. As indicated above, the proposal will comply with both the R-Codes and Clause 5.7.1 of TPS 6 (by virtue of meeting the setback and plot ratio standards for R20 development stipulated by the R-Codes). Car Parking

The following table details the TPS 6 and R-Code parking provision for the site.

Use Class TPS 6/R-Code Car Parking Standards

TPS 6 Car Parking Requirements Car Parking Bays

Provided

Place of Worship

1 space for every 4 persons the facility is designed to accommodate, or

The subject site will be able to accommodate a total of 942 people (based on 677 people for the existing temple and 265 people for the proposed building), which generates a requirement of 236 car bays (rounded up from 235.5).

1 space for every 2.5m² seating area, whichever is the greater.

The existing temple accommodates 566m

2 of seating area. The

proposed auditorium, library and meeting buildings propose approximately 258m² of seating area. Based on the above, the combined seating floor area is 824m², which generates a requirement of 330 car bays (rounded up from 329.6).

Grouped Dwelling

Two car parking spaces per dwelling.

The application proposes two additional dwellings, for a total of three dwellings on the site. As such, there is a requirements for six parking bays.

TOTAL A total of 336 bays are required by TPS 6 and the R-Codes.

A total 247 permanent car bays have been provided (including two bays associated with the existing dwelling).

As outlined above, the proposed development generates a requirement for 336 bays on site however only 247 bays are proposed, representing a shortfall of 89 bays. It should be noted that the application proposes to utilise a grassed area located on the south-western portion of the site for overflow car parking (if required), with that area having the potential to accommodate approximately 200 cars. This would allow for up to 447 cars to be parked on the site, which is well in excess of the number of bays required to service the development. It should be noted that the overflow car parking will not comply with Clause 5.13.1 of the Scheme as it will not be sealed, kerbed, marked and drained. Notwithstanding this, given that the use of parking will be variable, and that large scale constructed parking areas can have negative aesthetic impacts, it is considered appropriate in this instance to allow for some unconstructed overflow parking. In terms of the management of parking, a number of submitters raised concerns about overflow parking in surrounding streets, particularly along Urquhart Court and Shreeve Road. A review of the City's records indicates that in 2014, numerous complaints were received about parking along verges surrounding the site. It is unclear whether this situation is a result of previous shortfalls in parking on the site or issues with access into the site. As outlined above, it is considered that any parking issue will be alleviated by the grassed overflow area located on the south-western portion of the site. In terms of access into the site, it is considered that the nature of the use having peak arrival and departure times and the design of the site having only one access

point (with the Nicholson Road access being for emergencies only), could result in significant congestion. Notwithstanding that, it is considered that these issues could be resolved through the implementation of appropriate on-site management measures on Sundays and for major events, with such measures potentially including:

The provision of traffic wardens (clearly identified as such) to patrol the surrounding roads and the entrance to the site for the purposes of directing traffic to parking areas and discourage parking in other locations;

Assigning a person to monitor the entrance to the site to ensure patron numbers are complied with.

Providing pamphlets to patrons advising of requirement to park on-site, rather than on surrounding streets.

Staggering of arrival and departure times of patrons.

Based on the above, should the application be approved, it will be recommended that a condition be imposed requiring the preparation and implementation of a Parking Management Strategy, to the satisfaction of the City. Canning Vale Outline Development Plan The subject site is situated within the Canning Vale ODP area and is subject to the associated Development Contribution Plan (DCP). The DCP requires developing landowners to contribute to the cost of providing common infrastructure and public open space. The DCP does however exempt certain land from being liable to contribute to the DCP, including land designated within a 'Place of Worship Precinct', as shown on the ODP map. The Place of Worship Precinct covers numerous lots along Warton Road which contained established places of worship prior to the ODP being adopted. Notwithstanding the subject site being established prior to the ODP's initial adoption, it was not originally designated as a Place of Worship Precinct by the ODP,and was therefore liable to make a contribution in accordance with the DCP. In response, Council at its meeting of 24 November 2015 resolved to recommend to the Western Australian Planning Commission (WAPC) that it approve an amendment to the ODP to designate 1.35ha of the site as a Place of Worship Precinct, with that designation based on the extent of existing development on the site. A plan showing the proposed designation is contained as Attachment 7. As the proposed development is located outside of the proposed Place of Worship Precinct, it will trigger a requirement to make a contribution in accordance with the DCP, however, the specific contribution (ie. whether contributions are calculated on the full extent of the site or the total site area minus the area of the proposed Place of Worship Precinct) will depend on the outcome of the Commission's determination of the proposed ODP modification. In any event, if the application is approved, it will be recommended that a condition be imposed requiring the landowner/developer to make a contribution in accordance with the DCP.

Scale of Operation

LPP 2.8 requires consideration of the capacity of the development, the intended role, degree of usage and permanency when considering development for a place of worship. In this regard, it should be noted that the facility is pre-existing and is of a large scale. The applicant has advised that there are no plans to increase the number of attendees on the site, and that the proposed buildings are intended to accommodate an existing shortfall of facilities on the site. As mentioned above, it is considered that the site is suitable to accommodate a major worship facility. If the application is approved, it will be recommended that a condition be imposed restricting maximum occupancy of the site to 677 people. In terms of the degree of usage of the proposed facilities, the applicant has prepared an estimated occupancy and parking demand schedule, contained as Attachment 8 of this report. As indicated in the schedule, the buildings will be occasionally used mid-week and on Saturdays, and peak usage of the site overall will remain on Sundays. Whilst the proposed buildings may have the potential to encourage increased frequency and use of the site by virtue of providing more and better facilities, it is important to recognise that these facilities are addressing a pre-existing shortage for a congregation that already utilise the site, and are therefore considered acceptable. Traffic The subject site is situated on the corner of Nicholson Road and Shreeve Road, with access to the site provided from a crossover on to Shreeve Road that is situated approximately 85m from the intersection. Under the Perth Metropolitan Functional Road Hierarchy, Shreeve Road is classified as a Local Distributor Road which is designed to accommodate up to 5,000 vehicles per day and Nicholson Road is classified as a District Distributor (A) road and currently accommodates approximately 28,000 vehicles per day. A number of submissions have raised concerns about traffic congestion around the site and the potential for the proposed development to exacerbate these pre-existing issues. In considering this, it is important to note that the peak use of the site is on Sundays between 10:00am and midday, where up to 677 people will access the site. Whilst it is acknowledged that the Shreeve Road and Nicholson Road intersection may be impacted, given the main traffic activity occurs on Sunday or late morning/early afternoon periods, when there is less residential traffic on the road, the likely impact is considered minimal. Furthermore, the nature of the use can see staggered arrival and departure times of attendees, which has been reflected in the applicant's estimated occupancy and parking demand schedule. Ultimately, given that the proposal does not seek to expand the congregation beyond the 677 people already permitted to attend the site nor the peak periods of usage, it is considered that the associated traffic volumes will remain largely unchanged. Visual Amenity

The subject site is prominent due the scale of the Sikh Temple building and its location on the corner of Nicholson Road and Shreeve Road which means that it receives a high level of exposure from traffic given that Nicholson Road is a regional road. Notwithstanding that, the proposed development is situated in the foreground of the site, as viewed from Nicholson Road, however it will be in a prominent position when viewed from Urquhart Court, being the residential street that runs along the south-eastern boundary of the site. For this reason, consideration should be given to any visual amenity impacts that the proposed development could pose to the Urquhart Court frontage. In addition to the proposal complying the relevant Scheme and R-Codes

requirements (as discussed earlier in the report), there is an existing Colorbond fence along the Urquhart Court frontage and planted verge trees which, once matured, will partially screen the building from residences on the opposite side of Urquhart Court. Furthermore, the landowners have planted a row of Norfolk Island pine trees inside the fence line and within the 6m setback area, which will provide additional screening of buildings. The design of the building itself provides visual articulation through varied wall heights and design features to enhance the amenity of the building as viewed from Urquhart Court. For the reasons outlined above, it is considered that the proposal will not have a detrimental impact on the visual amenity of the area, however, if the application is approved, it will be recommended that conditions be imposed requiring the submission of (i) external finishes and colour schemes and (ii) a landscaping plan. Noise Impacts In terms of noise amenity the applicant has advised that no regular outdoor activities or external amplification of sound will occur on the site. In any event, the use would be required to comply with the Environmental Protection (Noise) Regulations 1997 at all times. Conclusion: The proposal is supported for the following reasons:

The development and use of the site are of an appropriate scale for its location and should not significantly impact on the amenity of surrounding properties.

The site provides adequate space for car parking to service the use and subject to the imposition of conditions requiring appropriate on-site management, no overflow parking should occur on surrounding streets or verges.

The peak use of the site will not conflict with peak traffic on surrounding roads.

LOCATION PLAN

C3

C1

C2

CITY GOSNELLSOFV IR ERES

The City of Gosnells provides the information contained herein. The

Council of the City of Gosnells shall not be liable for any loss or

damages howsoever caused as a result of reliance upon information

contained in this document.

FILE No. GRID MGA94 (Zone 50)

Telephone 08 9391 3222

Facsmile

E-mail

2120 Albany Highway Gosnells 6110

PO Box 662 Gosnells 6990

Western Australia

08 9398 2922

[email protected]

Copyright City of Gosnells 2010

DATE OF OCM

ADOPTION

PROPERTIES DETAILS OF AMENDMENT

1 26/3/2002 Lots Pt51, Pt52 & 50 Cnr

Nicholson Rd & Birnam Rd

From Residential (R17.5) to

Residential Density Greater than R17.5

2 11/2/2003 From Residential (R17.5) to


Area bounded by Elgin Rd.,

Fraser Rd North, Dumbarton Rd

and Nicholson Rd.

3 10/6/2003 Relocation of two Primary School sitesLots 106 & 107, 112 - 114 Bushy

Grove and lots 13 & 14, 50 & 51

Shreeve Road

4 9/9/2003 Lots 106 & 107 Fraser Road North

and Portions of Lots 112, 113 & 114

Bushy Grove

Reconfiguration of the Bushy Grove

Primary School site

DATE OF OCM

ADOPTION


1 Lots Pt51, Pt52 & 50 Cnr








and Nicholson Rd.


Grove and lots 13 & 14, 50 & 51

Shreeve Road



Bushy Grove


Primary School site

5 Lot 112 Dumbarton Road.From Residential (R17.5) to

Residential Density Greater than R17.516/12/2003

6 24/2/2004 Lots 1, 90, 3, 4, 14 & 23

Nicholson Road

Included in Special Control Area

7 11/5/2004 Lot 22 Shreeve Road From Residential (R17.5) to


8 24/2/2004 Shreeve Rd between

Fraser Rd North & Warton Rd

Relocation of D.U.P. from south side

of Shreeve Rd to north side


Residential Density Greater than R17.5Lots 180 - 184 Birnam Road

and Lot 9005 Totara Avenue



Lots Pt6 & Pt7 Amherst Rd

HIGH

SCHOOL

PRIMARY

SCHOOL

PRIMARY

SCHOOL

PRIMARY

SCHOOL

CA

TH

OLIC

SCH

OO

L

LOCAL DISTRIBUTOR

BOUNDARY OF WALKABLE NEIGHBOURHOOD UNIT (400m RADIUS)

BOUNDARY OF WALKABLE TOWN UNIT (800m RADIUS)

DISTRICT DISTRIBUTOR "A"

DISTRICT DISTRIBUTOR "B"

BOUNDARY OF OUTLINE DEVELOPMENT PLAN

SPECIAL CONTROL AREA

LOCAL OPEN SPACE

RESIDENTIAL (R20)

PUBLIC PURPOSE - (SCHOOLS)

C3 LOCAL OPEN SPACE (CONSERVATION CATEGORY WETLAND

& BUFFER)

LEGEND

ZONES

CODES

RESERVES

INFRASTRUCTURE

DATE OF OCM

ADOPTION

PROPERTIES DETAILS OF AMENDMENTDATE OF OCM

ADOPTION

PROPERTIES

2

Mixed Use centre

300m NLA2

2

2

2

2

2

PROPOSED PARK ’N’ RIDE

TRANSFER STATION

Mixed Use centre

4500m NLA

The rear of lots shallnot front Garden Street.

Mixed Use centre

300m NLA

Medium density housing

is shown within 800m of the

proposed Canning Vale Railway

Station in accordance with

WAPC policy.

Service Commercial

Road entry other than those

shown are to be left in/left

out only along Garden Street.

Mixed Use centre

300m NLA

Stop sign

Mixed Use centre

550m NLA

Stop sign

2

2

LIVINGSTON

DISTRICT

CENTRE

SITE





WAPC policy.




Stop signStop sign

Community Purpose Site

6,865m NLA

CommunityPurpose Site

Mixed Use centre

550m NLA

300m NLA

Mixed Use centre

1250m NLA

PLACE OF WORSHIP PRECINCT

SPECIAL

CONTROL

AREA

Mixed Use centre

CVODP19.DGN

AMENDMENTS TO THE OUTLINE DEVELOPMENT PLAN


LOCAL ROAD LAYOUT (INDICATIVE)

PEDESTRIAN / CYCLE PATH (INDICATIVE)

HIGH VOLTAGE (132kv) POWER LINES (INDICATIVE)

STORMWATER SWALE (INDICATIVE)

STORMWATER PIPES (INDICATIVE)

COMPENSATING BASIN (INDICATIVE)

TRAFFIC SIGNALS (INDICATIVE)




This plan is to be read in conjunction with

the Canning Vale Outline Development Text.

Infrastructure locations are not survey

accurate. The relevant agencies are to be

contacted for more details.

PLEASE NOTE:

WARNING:

GENERAL DEPICTION ONLY!

Mixed Use centre

1250m NLA2

CANNING VALE

OUTLINE DEVELOPMENT PLAN

2

750m NLA

11 06/12/2005

12 14/3/2006

Lots 9, 10,11 & 111 Amherst Rd

and Lots 26, 27, & 28 Birnam Rd

Lots 88, 73, 9001, 429 to 432, Pt 4000 Comrie Rd; Lots 414, 415 Hoop Pl; 416 to Pt 419; 426 to 428 Coulteri Nook

From Residential (R17.5) to Mixed Use Centre &

Residential Density Greater than R17.5 -

Relocation of drainage basin, density increase

&DAP notation

Mixed Use centre -Develop in accordance with centre plan

MIXED USE CENTRES (SUBJECT TO PROVISIONS OF THE DAP)



Lot 35 Fraser Rd North and portion of

Lot 999 Yeo St

(Mixed Use Centre & Residential Density Greater than R17.5

relocated from Dumbarton Rd to the area)

HIGHER DENSITY NODE (DENSITY TO BE IN ACCORDANCE WITH A DAP APPROVED BY COUNCIL)

This map is a general indication of existing

& proposed land uses only. For information

relating to town planning zoning and legal land

uses contact Council’s City Planning Branch.

SCALE 1:7,500

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FRASER

Revised ODP as adopted by Council on

25 September 2007, pursuant to Cl 7.4.7(a) of TPS6

14 25/9/2007 ODP REVISION

15 15/12/2009 Lot 9001 Birnam Rd From Residential (R20) to Residential R25

RESIDENTIAL (R25)

Plan dated 10 September 2013

PLA

CE O

F

WO

RSH

IP

PRECIN

CT

17 15/12/2009 Lot 10 Amherst Rd Realignment of POS

19 12/10/2015 Lots 4 & 161 Nicholson Rd From Residential (R20) to Residential R25

C3

C1

C2

CITY GOSNELLSOFV IR ERES

The City of Gosnells provides the information contained herein. The

Council of the City of Gosnells shall not be liable for any loss or

damages howsoever caused as a result of reliance upon information

contained in this document.

FILE No. GRID MGA94 (Zone 50)

Telephone 08 9391 3222

Facsmile

E-mail

2120 Albany Highway Gosnells 6110

PO Box 662 Gosnells 6990

Western Australia

08 9398 2922

[email protected]

Copyright City of Gosnells 2010

DATE OF OCM

ADOPTION


1 26/3/2002 Lots Pt51, Pt52 & 50 Cnr








and Nicholson Rd.


Grove and lots 13 & 14, 50 & 51

Shreeve Road



Bushy Grove


Primary School site

DATE OF OCM

ADOPTION


1 Lots Pt51, Pt52 & 50 Cnr








and Nicholson Rd.


Grove and lots 13 & 14, 50 & 51

Shreeve Road



Bushy Grove


Primary School site

5 Lot 112 Dumbarton Road.From Residential (R17.5) to

Residential Density Greater than R17.516/12/2003

6 24/2/2004 Lots 1, 90, 3, 4, 14 & 23

Nicholson Road

Included in Special Control Area

7 11/5/2004 Lot 22 Shreeve Road From Residential (R17.5) to


8 24/2/2004 Shreeve Rd between

Fraser Rd North & Warton Rd

Relocation of D.U.P. from south side

of Shreeve Rd to north side


Residential Density Greater than R17.5Lots 180 - 184 Birnam Road

and Lot 9005 Totara Avenue



Lots Pt6 & Pt7 Amherst Rd

HIGH

SCHOOL

PRIMARY

SCHOOL

PRIMARY

SCHOOL

PRIMARY

SCHOOL

CA

TH

OLIC

SCH

OO

L

LOCAL DISTRIBUTOR

BOUNDARY OF WALKABLE NEIGHBOURHOOD UNIT (400m RADIUS)

BOUNDARY OF WALKABLE TOWN UNIT (800m RADIUS)

DISTRICT DISTRIBUTOR "A"

DISTRICT DISTRIBUTOR "B"

BOUNDARY OF OUTLINE DEVELOPMENT PLAN

SPECIAL CONTROL AREA

LOCAL OPEN SPACE

RESIDENTIAL (R20)

PUBLIC PURPOSE - (SCHOOLS)

C3 LOCAL OPEN SPACE (CONSERVATION CATEGORY WETLAND

& BUFFER)

LEGEND

ZONES

CODES

RESERVES

INFRASTRUCTURE

DATE OF OCM

ADOPTION

PROPERTIES DETAILS OF AMENDMENTDATE OF OCM

ADOPTION

PROPERTIES

2

Mixed Use centre

300m NLA2

2

2

2

2

2

PROPOSED PARK ’N’ RIDE

TRANSFER STATION

Mixed Use centre

4500m NLA

The rear of lots shallnot front Garden Street.

Mixed Use centre

300m NLA





WAPC policy.

Service Commercial




Mixed Use centre

300m NLA

Stop sign

Mixed Use centre

550m NLA

Stop sign

2

2

LIVINGSTON

DISTRICT

CENTRE

SITE





WAPC policy.




Stop signStop sign

Community Purpose Site

6,865m NLA

CommunityPurpose Site

Mixed Use centre

550m NLA

300m NLA

Mixed Use centre

1250m NLA

PLACE OF WORSHIP PRECINCT

SPECIAL

CONTROL

AREA

Mixed Use centre

CVODP19.DGN



LOCAL ROAD LAYOUT (INDICATIVE)

PEDESTRIAN / CYCLE PATH (INDICATIVE)

HIGH VOLTAGE (132kv) POWER LINES (INDICATIVE)

STORMWATER SWALE (INDICATIVE)

STORMWATER PIPES (INDICATIVE)

COMPENSATING BASIN (INDICATIVE)

TRAFFIC SIGNALS (INDICATIVE)




This plan is to be read in conjunction with

the Canning Vale Outline Development Text.

Infrastructure locations are not survey

accurate. The relevant agencies are to be

contacted for more details.

PLEASE NOTE:

WARNING:

GENERAL DEPICTION ONLY!

Mixed Use centre

1250m NLA2

CANNING VALE

OUTLINE DEVELOPMENT PLAN

2

750m NLA

11 06/12/2005

12 14/3/2006

Lots 9, 10,11 & 111 Amherst Rd

and Lots 26, 27, & 28 Birnam Rd

Lots 88, 73, 9001, 429 to 432, Pt 4000 Comrie Rd; Lots 414, 415 Hoop Pl; 416 to Pt 419; 426 to 428 Coulteri Nook

From Residential (R17.5) to Mixed Use Centre &

Residential Density Greater than R17.5 -

Relocation of drainage basin, density increase

&DAP notation

Mixed Use centre -Develop in accordance with centre plan

MIXED USE CENTRES (SUBJECT TO PROVISIONS OF THE DAP)



Lot 35 Fraser Rd North and portion of

Lot 999 Yeo St

(Mixed Use Centre & Residential Density Greater than R17.5

relocated from Dumbarton Rd to the area)

HIGHER DENSITY NODE (DENSITY TO BE IN ACCORDANCE WITH A DAP APPROVED BY COUNCIL)

This map is a general indication of existing

& proposed land uses only. For information

relating to town planning zoning and legal land

uses contact Council’s City Planning Branch.

SCALE 1:7,500

RD

ELGIN

DU

MBA

RTON

RD

RD

COM

RIE

RD

BIRNA

M

RD

AM

HERST

RD

CAM

PBELL

SHREEV

E

RD

RD

COMRIE

RD

BIRNA

M

RD

RD

RD

NIC

HO

LSON

RD

SAD

DLEBA

CK

GR

BUSHYGR

NIC

HO

LSON

RD

FRASER

RDSH

REEV

E

RDH

AIG

H

RD

RI

GA

RD

EN

HO

LLYO

AK

BRIDG

E

RD

TEA

TREE

WY

SPIN

IFEX

WY

TR

ITO

NIA

TR

ITO

NIA

ALK

INA

CE

LAN

SDO

WN

E

AVE

LA

NU

TB

US

H

ILOU

RA

LA

ENT

CT

TURF G

LEN

RU

TH

AV

RUTH

AV

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FRASER

Revised ODP as adopted by Council on

25 September 2007, pursuant to Cl 7.4.7(a) of TPS6

14 25/9/2007 ODP REVISION

15 15/12/2009 Lot 9001 Birnam Rd From Residential (R20) to Residential R25

RESIDENTIAL (R25)

Plan dated 10 September 2013

PLA

CE O

F

WO

RSH

IP

PRECIN

CT

17 15/12/2009 Lot 10 Amherst Rd Realignment of POS

19 12/10/2015 Lots 4 & 161 Nicholson Rd From Residential (R20) to Residential R25

GSPublisherEngine 417.22.22.100GSEducationalVersion

Drawings

Design

Scale

Millicent Taylor

Date Project Drawing Title Drawing No. NotesMillicent Taylor (0435822349)

Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia

CHILDREN'SPLAY PIT

PLANTERBOXES PLANTER

BOXES

PLANTER BOXES

PLANTERBOXES

GRASS

2.0M Fibro fence (good condition)

Brick and Tile Residence Well Clear

GRASS

GRASS


GRASS

SEDDON WAY


2.0M Fibro fence (good condition)

612

6msetback

Courtyard

Courtyard

SPEEDHUMP

SPEEDHUMP

PROPOSED NEWDEVELOPMENT

FFL 10.0FFL 10.0

FFL 10.0

FFL 10.0FFL 10.0

FFL 9.55

Secti

on 3

E1

E4

E2

E3

E9

Site plan1:500 on A1

LEGEND

NORFOLK PINES

Waterwise native plants

Drainage

31/07/2015


Drawings

Design

Scale

Millicent Taylor



108.24 m2

217.38 m2

217.38 m2

230.01 m2

24.97 m2

24.85 m2

108.24 m2

16.00 m2

17.51 m2

630.22 m2

W

F

W

F

E1

E4

E2

3,200

3,808

3,200

1,090 3,6613,433

2,049

3,433

2,320

4,869

3,816 4,350 7,052 6,000

3,530

3,900

4,298

6,311

5,047 8,005

7,000

7,000

4,005 4,000

2,957

13,29

52,8

43

8,350

8,341

3,200

1,090 3,6613,433

2,049

2,320

4,865

3,248

3,145

2,511

4,1465,118

13,27

2

1,920

5,000

3,000

5,000

11,884

2,566

3,844

4,023

2,970

2,970

3,430

3,217

6,0001,6505,283

1,538

2,056

2,283

2,056

2,284

2,056

1,545

3,000

900 815 900 600

600

900

815

900

900

815

900

600

900 815 900 600

2,557

2,566

E3

E9

Smartboard

Sliding window

Operable wallProjector

Bed 2

Bed 3

Robe

Robe

Bed 1

Laundry

Robe

Living

Fema

le

Male

Classroom 1

Classroom 2

Classroom 3

Library

Teac

her's

desk

Teac

her's

desk

Research table

bookshelves

bookshelves

stora

ge

Serving counter

ExCo Meeting room

Seminar Room B Seminar Room A

Senior's Activity Room

President's Office

Admin Office

Consultation room

Stage

Storage

Storage

Teac

her's

desk

bookshelves

stora

ge

Bed 2

Bed 3Robe

Robe

Bed 1

Laundry

Robe

Living

info desk

bookshelves

Musicians

IT CommonRoom

bookshelves

Linen

Wate

rfoun

tain

6m setback

Maximum capacity 150 people

Polycarbonate sheeting over walkway


Polyc

arbo

nate

shee

ting o

ver w

alkwa

y

Polyc

arbo

nate

shee

ting o

ver w

alkwa

y

Priest's Quarters

Courtyard

Courtyard

Priest's Quarters

Floor plan

Wall Legend

Timber stud wall

Double brick cavity wall

All walkways exposed aggregate

In-situ concrete panel

In-situ sandwich concrete panel

1:100 on A1

Areas

HallHall storagePriests' quartersEducation blockOffice blockTOTAL

230 m2

25m2 x 2108m2 x 2

50m2

216m2

217m2

217m2

930m2

Walkways (exposed aggregate): TOTAL: 630m2

Walkways (undercover): 583m2

31/07/2015 Polycarbonate sheeting over walkway


Drawings

Design

Scale

Millicent Taylor



108.24 m2

217.38 m2

217.38 m2

230.01 m2

24.97 m2

24.85 m2

108.24 m2

16.00 m2

17.51 m2

630.22 m2

W

F

W

F

Secti

on 3

E1

E4

E2

3,200

3,808

3,200

1,090 3,6613,433

2,049

3,433

2,320

4,869

3,816 4,350 7,052 6,000

3,530

3,900

4,298

6,311

5,047 8,005

7,000

7,000

4,005 4,000

2,957

13,29

52,8

43

8,350

8,341

3,200

1,090 3,6613,433

2,049

2,320

4,865

3,248

3,145

2,511

4,1465,118

13,27

2

1,920

5,000

3,000

3,430

958

3,430

5,596

958

3,430

1,000

5,000

11,884

2,566

3,844

4,023

2,970

2,970

3,430

3,217

6,0001,6505,283

1,538

2,056

2,283

2,056

2,284

2,056

1,545

3,000

900 815 900 600

600

900

815

900

900

815

900

600

900 815 900 600

2,557

2,566

E3

E9

Smartboard

Sliding window

Operable wallProjector

Bed 2

Bed 3

Robe

Robe

Bed 1

Laundry

Robe

Living

Fema

le

Male

Classroom 1

Classroom 2

Classroom 3

Library

Teac

her's

desk

Teac

her's

desk

Research table

bookshelves

bookshelves

stora

ge

Serving counter

ExCo Meeting room

Seminar Room B Seminar Room A

Senior's Activity Room

President's Office

Admin Office

Consultation room

Stage

Storage

Storage

Teac

her's

desk

bookshelves

stora

ge

Bed 2

Bed 3Robe

Robe

Bed 1

Laundry

Robe

Living

info desk

bookshelves

Musicians

IT CommonRoom

bookshelves

Linen

Wate

rfoun

tain

6m setback

Maximum capacity 150 people



Polyc

arbo

nate

shee

ting o

ver w

alkwa

y

Polyc

arbo

nate

shee

ting o

ver w

alkwa

y

Priest's Quarters

Courtyard

Courtyard

Priest's Quarters

All walkways to be exposed aggregate

1:200 on A1

Proposed landscaping31/07/2015

LEGEND

NORFOLK PINES

Waterwise native plants


Drawings

Design

Scale

Millicent Taylor


Sikh AssociationMulti-purpose Development280 Shreeve RoadCanning ValeWestern Australia1:100 on A1

3,800

1,600

5,400

SIKH RESOURCE CENTRE

3,000

5,400

E1 1:100

E4 1:100

E2 1:100

E3 1:100

Elevations

All external finishes to be white rendered.

31/07/2015


Drawings

Design

Scale

Millicent Taylor



Oblique view from Nicholson Road

View from Nicholson Road

Contemplation Courtyard

Arch Detail

31/07/15 Perspectives

DEVELOPMENT APPLICATION - ADDITIONAL FACILITIES TO EXISTING PLACE OF WORSHIP - 280 (LOT 123) SHREEVE ROAD, CANNING VALE

Schedule of Submissions

1

Affected Property:

12 (Lot 1016) Urquhart Court Canning Vale

Postal Address:

12 Urquhart Court CANNING VALE WA 6155

Summary of Submission Comment

Objection to the proposal.

1.1 Rather than building more buildings on the site, the space would be better utilised to provide extra parking on the site.

See comments under the heading Car Parking in the Planning Assessment section of the report.

1.2 When events are held at the site, surrounding streets (including on footpaths and verges) are filled with an overflow of cars which is hazardous to residents.

See comment for 1.1 above.

2

Affected Property:

14 (Lot 732) Bartlett Way Canning Vale

Postal Address:

94 Anstey Road FORRESTDALE WA 6112



2.1 There is insufficient parking on site which results in overflow parking on surrounding streets and verges.


2.2 The proposed development will be an eyesore and decrease property values in the area.

See comments under the heading Visual Amenity in the Planning Assessment section of the report. It should be noted however that concerns relating to decreases in property values are not valid planning considerations.

2.3 The use is not appropriate in a residential area and should be situated in an industrial area.

See comments under the heading Zoning and Location Factors in the Planning Assessment section of the report. It should be noted that sensitive land uses, such as places of worship, and usually discouraged from operating in industrial areas.

3

Affected Property:

4 (Lot 602) O'Dea Gate Canning Vale

Postal Address:

4 O'Dea Gate CANNING VALE WA 6155



3.1 The proposal will increase traffic on Nicholson Road and add to congestion at the traffic lights situated on Nicholson Road and Amherst Road.

See comments under the heading Traffic in the Planning Assessment section of the report.

3.2 Concerned that the proposal will lead to an increase in people attending the site.

See comments under the heading Scale of Operation in the Planning Assessment section of the report.


3.3 Concerned that the proposal will increase the frequency that the site is used (i.e. during the week).


4

Affected Property:


Postal Address:




4.1 Currently parking spills out onto the street, especially down Urquhart Court, making it difficult for local residents to get in and out of their properties thereby creating a hazardous environment.


4.2 The Shreeve Road entrance is seriously congested on Sunday mornings and after lunch. This also applies when gatherings are held at other times.

The access is a short distance from the Shreeve Road entry/exit to Nicholson Road and cars are often backed up from the entry/exit to Nicholson Road because people are trying to turn right onto Nicholson Rad. Then people come from Nicholson Road trying to turn into their driveways and they can't get in because of blocking traffic trying to come down Shreeve Road.

To alleviate traffic congestion and reduce the possibility of accidents, the entry and access on Shreeve Road should be closed and access should only be provided from Nicholson Road.


4.3 Despite lodging numerous complaints, the Council rangers have only been to the site once.

No comment.

4.4 The proposed additions to the property will encourage more visitors, thereby creating a bigger issue than we already have. Also, due to the increased offerings this proposal will result in more gatherings, thereby further impacting on the current issue.

See comments under the heading Scale of Operation in the Planning Assessment section of the report.

4.5 Although it has been stated that the maximum capacity is 677 people, it is questionable how this is controlled by Council.

See comments under the heading Car Parking in the Planning Assessment section of the report, specifically with regards to suggested on-site management measures.

4.6 There does not appear to be adequate car parking on the site. Assuming two people arrive in each vehicle, then 340 car parking bays would be required. Is their car parking at capacity or do they park down Urquhart Court to be able to leave faster?


5

Affected Property:

257 (Lot 264) Shreeve Road Canning Vale

Postal Address:

257 Shreeve Road CANNING VALE WA 6155



5.1 It is currently unsafe to residents and pedestrians attempting to walk along the footpaths in the area with users of the Sikh Temple parking on and blocking footpaths, road verges, driveway access points, lawn, etc. It will not be long until there is a near miss or death of a pedestrian due to congestion, poor visibility and the attitude of attendants at the temple. This will only get worse with increased users at the proposed facilities.


5.2 Concerned that congestion will increase around the site making it more difficult to drive in the area, with traffic everywhere and no form of traffic control provided by the temple.


6

Affected Property:

59 (Lot 580) Lydiard Retreat Canning Vale

Postal Address:

19 Moss Parade WICKEPIN WA 6370



The site should only be used for facilities and not residential accommodation. There are enough accommodation sites in the estate across the road that should be utilised. Accommodation in these facilities will end up being crisis accommodation. Concerned that the site will be turned into a village not for religious facilities.

The site is zoned Residential under the Canning Vale Outline Development Plan and therefore residential uses are permitted subject to approval. It is not considered unreasonable to have dwellings ancillary to the place of worship facility, provided they are occupied on a permanent basis by people associated with the site. It should be noted that any use of the proposed dwellings for purposes other than accommodating a caretaker or a priest's family will require separate planning approval (e.g. short stay accommodation).

7

Affected Property:

Affected Property Withheld

Postal Address:

Postal Address Withheld



7.1 The site already causes significant traffic and noise issues and further development of the site will only exacerbate the issue.

See comments under the headings Noise Amenity and Traffic in the Planning Assessment section of the report.

7.2 A development of this size will negatively impact the image of Canning Vale as it will be highly visible from all nearby properties, and will therefore reduce the value of all properties.

See comments under the heading Visual Amenity in the Planning Assessment section of the report.

8

Affected Property:


Postal Address:

Postal Address Withheld



It would be unfair for people in the community if the Temple is developing bigger and bigger.

This comment is unfounded.

9

Affected Property:


Postal Address:

25 (Lot 1020) Urquhart Court CANNING VALE WA 6155



9.1 When the car park was extended the shear impact of construction caused damage to surrounding properties. There was also noise nuisance.

Any works will need to comply with the Environmental Protection (Noise) Regulations 1997 and the City's Animals, Environment and Nuisance Local Law 2009. Any property damage that occurs is a civil matter between the developer and the affected landowners.

9.2 Concerned about the adequacy of car parking facilities on the site, given that overflow car parking occurs on Urquhart Court causing safety issues and damage to property.


10

Affected Property:


Postal Address:

Property Address Withheld



Concerned that no additional parking is proposed as part of the application. Concerned that when the place is fully occupied, cars will be parked along Nicholson Road, which is a busy main road and therefore could disrupt traffic and be hazardous.


11

Affected Property:

32 (Lot 633) Hambly Crescent Canning Vale

Postal Address:

32 Hambly Crescent CANNING VALE WA 6155



11.1 Religious facilities should not accommodate residential housing.

The site is zoned Residential under the Canning Vale Outline Development Plan and therefore residential uses are permitted subject to approval. It is not considered unreasonable to have dwellings ancillary to the place of worship facility, provided they are occupied on a permanent basis by people associated with the site.

11.2 The application should take into account the overall development of the site and not just an individual stage.

It is noted that the proposal does not outline whether any other further development will be undertaken on the site in the future. Notwithstanding that, any future development will be required to obtain planning approval and will be assessed against the relevant Scheme standards at the time.


11.3 The car parking requirement should be one bay per person in attendance. Given that there are currently 245 bays on site and that the new buildings will accommodate a maximum of 265 people, they would have a 20 bay shortfall. In terms of overall occupation, the number of bays provided represents 36% of the 677 people permitted to attend the site. More car parking should be provided on the site.


11.4 Concerned that cars will overflow into neighbouring streets and cause congestion and safety issues.


11.5 There is an entrance and exit from Nicholson Road, being a major road. With an increase of traffic, there may be adverse impacts on this main road.

The existing crossover to Nicholson Road is available for emergency access only. See comments under heading Traffic in the Planning Assessment section of the report.

12

Affected Property:


Postal Address:



Comment on the proposal.

12.1 Currently on Sundays, lots of cars are parked on Urquhart Court. More parking should be provided after more buildings are constructed on the site.


12.2 Ensure that constructions will not cause too much air and noise pollution to residents on Urquhart Court.

Any works will need to comply with the Environmental Protection (Noise) Regulations 1997 and the City's Animals, Environment and Nuisance Local Law 2009.

13

Affected Property:


Postal Address:



Comment on the proposal.

Concerned about traffic management affecting adjacent streets, namely Shreeve Road and Urquhart Court. Often times during temple events, parking inside the Sikh Temple grounds reaches maximum capacity and severely restricts traffic flow along and into Shreeve Road and Urquhart Court.

If additional facilities are constructed on the site, some form of parking allotment management should be implemented so as not to increase existing occurrences of traffic congestion.


14

Affected Property:

19 (Lot 697) Harwood Close Canning Vale

Postal Address:

19 Hardwood Close CANNING VALE WA 6155


No objection to the proposal. Noted.

15

Affected Property:


Postal Address:

39 Lydiard Retreat CANNING VALE WA 6155



16

Affected Property:

4 (Lot 686) Fimister Parkway Canning Vale

Postal Address:

4 Fimister Parkway CANNING VALE WA 6155



17

Affected Property:

Affected Property Withheld.

Postal Address:

Postal Address Withheld.



18

Affected Property:

8 (Lot 616) Triefus Lane Canning Vale

Postal Address:

8 Triefus Lane CANNING VALE WA 6155



19

Affected Property:


Postal Address:

23 Lydiard Retreat CANNING VALE WA 6155



CONSULTATION PLAN

Referral area

No objection

Comment

Objections

Public Consultation

Legend

INDICATIVE

200m RADIUS

REFERRAL AREA

NO OBJECTION

COMMENT

OBJECTIONS

PUBLIC CONSULTATION

LEGEND

INDICATIVE

200m RADIUS

19GATEW

AY BV

D

CAN

NA

DR

BRACADALE

WY

COULTH

ARD

CR

SHREEV

E RD

NIC

HO

LSON

RD

HAR

WO

OD

CL

O'C

ONNO

R LP

DAG

GA

R PL

SH

REEV

E R

D

SCHO

ON

ER

ST

31

2620

257

25

32

12URQUHART CT

280

Lot 123

HAMBLY CR

NIC

HOLSO

N

RD

MC

LE

AN

RD

LYDIA

RD R

TT

LYDIARD RTT

SUBJECT

SITE

LY

DIA

RD

R

TT

14

LYDIA

RD

RTT

39

8

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23

SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale WEEKDAYS

– Estimated Occupancy & Parking Demand

Estimated Maximum Occupancy (may be exceeded on occasional 2 to 3 festival days - as for Christian Churches at Christmas and Easter)

Estimated

Parking

Demand

Parking

Available Time Temple Auditorium/Hall Education Library Activity Rooms Administration Total

7.00 am nil nil nil nil nil nil nil nil 245



10.00 am 200

Occasional

use once a

month, excl

Thursdays

50 to 100 seniors

Thursdays 10 am to

12 noon

Occasional (once a

month) community

use by small groups

(up to 50)

Minimal use, up to 20 persons in total, associated

predominantly with Administration, and occasional

use of Library.

220 (occasional) 70 (occasional) 245

11.00 am 220 (occasional) 70 (occasional) 245

12.00 noon 220 (occasional) 70 (occasional) 245

1.00 pm 270 (occasional) 90 (occasional) 245

2.00 pm 270 (occasional) 90 (occasional) 245

3.00 pm nil 120 (occasional) 40 (occasional) 245

4.00 pm nil nil nil nil nil nil nil 245

5.00 pm nil nil nil nil nil nil nil nil 245

6.00 pm 250

Occasional

use once a

month

nil nil nil nil 20

Occasional

c'tee meetings

270 (occasional) 90 (occasional) 245

7.00 pm Occasional (once a

month) use for

Seminars and/or

Forums (up to 50)

nil nil nil 320 (occasional) 110 (occasional) 245

8.00 pm nil nil nil nil 300 (occasional) 100 (occasional) 245

9.00 pm nil nil nil nil nil 50 (occasional) 25 (occasional) 245




Maximum 250 100 20 270 (occasional) 110 (occasional) 245

SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale SATURDAYS



Estimated

Parking

Demand

Parking

Available Time Temple Auditorium/Hall Education (1) Library Activity Rooms Administration Total




10.00 am 300

Occasional

once a month

(2)

150

Occasional once

a month

(2)

50 20 20 10 550 (occasional) 180 (occasional) 245

11.00 am 50 20 20 10 550 (occasional) 180 (occasional) 245

12.00 noon 10 20 20 10 410 (occasional) 140 (occasional) 245

1.00 pm 10 20 20 10 410 (occasional) 140 (occasional) 245

2.00 pm 200 nil 50 20 20 10 300 100 245

3.00 pm 200 nil 50 20 20 10 300 100 245

4.00 pm 20 nil 50 20 20 10 120 40 245









Maximum 300 150 50 20 20 10 550 (occasional) 180 (occasional) 245

Note: (1) Educational facilities predominantly used by children; (2) Minor festivals and ceremonies, e.g. weddings, funerals.

SIKH TEMPLE PLACE OF WORSHIP COMPLEX, 280 (Lot 123) Shreeve Road, Canning Vale SUNDAYS



Estimated

Parking

Demand

Parking

Available Time Temple Auditorium/Hall Education (1) Library Activity Rooms Administration Total

7.00 am 10 nil nil nil nil nil 10 4 245 (2)

8.00 am 50 nil 10 nil 10 nil 70 25 245 (2)

9.00 am 100 nil 50 10 20 10 190 65 245 (2)

10.00 am 500 nil 50 20 20 10 600 200 245 (2)

11.00 am 500 nil 50 20 20 10 600 200 245 (2)

12.00 noon 500 nil 10 30 20 10 570 190 245 (2)

1.00 pm 400 nil 10 30 20 10 470 160 245 (2)

2.00 pm 100 nil 10 30 50 10 200 70 245 (2)

3.00 pm 100 nil 10 30 50 10 200 70 245 (2)

4.00 pm 100 150 (occasional) nil 20 20 10 400 135 (occasional) 245 (2)

5.00 pm 50 150 (occasional) nil nil 10 nil 200 70 (occasional) 245 (2)

6.00 pm 20 nil nil nil nil nil 20 10 245 (2)

7.00 pm nil nil nil nil nil nil nil nil 245 (2)






Maximum 500 150 50 50 50 10 600 (3) 200 245 (2)

Notes: (1) Educational facilities predominantly occupied by children; (2) Additional parking available on grassed area; (3) Licensed capacity 677

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agenda - no 72 - city of gosnells.pdf

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