Environmental Assessment
and Management Strategy
Ocean Reef Marina
Prepared for
DevelopmentWA
by Strategen-JBS&G
December 2019
Environmental Assessment
and Management Strategy
Ocean Reef Marina
Strategen-JBS&G is a trading name of
JBS&G Australia Pty Ltd
Level 1, 50 Subiaco Square Road Subiaco WA 6008
ABN: 62 100 220 479
December 2019
Limitations
Scope of services
This report (“the report”) has been prepared by Strategen-JBS&G in accordance with the scope of services set out in the
contract, or as otherwise agreed, between the Client and Strategen-JBS&G. In some circumstances, a range of factors
such as time, budget, access and/or site disturbance constraints may have limited the scope of services. This report is
strictly limited to the matters stated in it and is not to be read as extending, by implication, to any other matter in
connection with the matters addressed in it.
Reliance on data
In preparing the report, Strategen-JBS&G has relied upon data and other information provided by the Client and other
individuals and organisations, most of which are referred to in the report (“the data”). Except as otherwise expressly
stated in the report, Strategen-JBS&G has not verified the accuracy or completeness of the data. To the extent that the
statements, opinions, facts, information, conclusions and/or recommendations in the report (“conclusions”) are based in
whole or part on the data, those conclusions are contingent upon the accuracy and completeness of the data.
Strategen-JBS&G has also not attempted to determine whether any material matter has been omitted from the data.
Strategen-JBS&G will not be liable in relation to incorrect conclusions should any data, information or condition be
incorrect or have been concealed, withheld, misrepresented or otherwise not fully disclosed to Strategen-JBS&G. The
making of any assumption does not imply that Strategen-JBS&G has made any enquiry to verify the correctness of that
assumption.
The report is based on conditions encountered and information received at the time of preparation of this report or the
time that site investigations were carried out. Strategen-JBS&G disclaims responsibility for any changes that may have
occurred after this time. This report and any legal issues arising from it are governed by and construed in accordance
with the law of Western Australia as at the date of this report.
Environmental conclusions
Within the limitations imposed by the scope of services, the preparation of this report has been undertaken and
performed in a professional manner, in accordance with generally accepted environmental consulting practices. No
other warranty, whether express or implied, is made.
The advice herein relates only to this project and all results conclusions and recommendations made should be
reviewed by a competent person with experience in environmental investigations, before being used for any other
purpose.
Strategen-JBS&G accepts no liability for use or interpretation by any person or body other than the client who
commissioned the works. This report should not be reproduced without prior approval by the client, or amended in any
way without prior approval by Strategen-JBS&G, and should not be relied upon by other parties, who should make their
own enquiries.
Client: DevelopmentWA
Report Version Revision
No. Purpose
Strategen-JBS&G author/reviewer
Submitted to Client
Form Date
Preliminary Draft Report A Client review M Dunlop/L Adams Electronic 18/09/2015
Draft Report B Client review M Dunlop/L Adams Electronic 04/05/2016
Final Draft Report C Client review M Dunlop/L Adams Electronic 08/07/2016
Final Report 1 Submission to agencies
M Dunlop/L Adams Electronic 30/08/2016
Revised Final Report D Client review J Hyatt & C O’Brien/ L Taylor
Electronic 05/09/2019
Revised Final Report E Client review W Schienbein & C O’Brien
Electronic 02/10/2019
Revised Final Report 2 Submission to agencies
W Schienbein & C O’Brien
Electronic 07/10/2019
Revised Final Report 3 Submission to agencies
W Schienbein, C O’Brien, J Hyatt/L Taylor
Electronic 19/12/2019
Filename: JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3 - 19 December 2019
Executive Summary
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
19-Dec-19 i
Executive Summary
DevelopmentWA (the proponent) proposes to develop a world class recreational, residential, boating and
tourist development, referred to as the Ocean Reef Marina Development (the Development) located at
Ocean Reef, Western Australia. The preferred Concept Plan for the entire Development includes 64 ha of
land and sea. The terrestrial portion of the Development (the Site) has an area of approximately 42 ha.
The Development is in the Ocean Reef locality, approximately 6 km west of the Joondalup City Centre,
29 km from the Perth central business district and 9 km north of Hillarys Boat Harbour. The Development
will involve the redevelopment of the existing Ocean Reef Boat Harbour into a mixed-use working marina
including:
a) a mixed use ‘working marina’ including club, service commercial and marine industrial uses, and
boating precinct including ramps, coastal amenities and parking in the south;
b) a central retail, tourist and high-density mixed-use precinct;
c) a northern low to medium density residential precinct;
d) capacity for up to 550 boat pens and 200 boat stackers; and
e) civic and community uses, including Public Open Space (POS).
An environmental evaluation of the terrestrial portion of the Development was undertaken, including an
assessment of existing environmental characteristics of the Site and management and mitigation
measures. In summary, the outcomes of the environmental assessment were:
1. The landform, topography and groundwater conditions are not considered a constraint to site
development. Earthworks will not occur outside of the Concept Plan boundary, with the exception of
minor battering of access roads into BF Site 325.
2. Karstic formations such as solution channels and caverns may occur in the area, but the risk of these
to the development is considered to be manageable. Additional geotechnical investigations will be
undertaken prior to subdivision to ensure that appropriate management measures and building
design techniques are undertaken to manage geotechnical risks.
3. The soils on the site are predominantly calcareous, therefore acid sulphate soils are not anticipated
to occur in the terrestrial portion of the Site.
4. A Detailed Site Investigation has been undertaken which concludes that the Site is limited to isolated
areas containing Potential Asbestos Containing Material (PACM) due to illegal dumping on the site.
This material can be managed through the subdivision process.
5. Vegetation condition on the Site ranges from Completely Degraded (cleared) to Excellent with the
majority (62%) of the total vegetation in Good to Very Good condition, which represents 38.7% of the
total land area within the Concept Plan boundary.
6. Three Priority 3 Priority Ecological Communities (PECs) occur on the Site, being:
• SCP 24: ‘Northern Spearwood shrublands and woodlands’
• SCP 29a: ‘Coastal shrublands over shallow sands, southern Swan Coastal Plain’
• SCP 29b: ‘Acacia shrublands on taller dunes, southern Swan Coastal Plain’.
7. DevelopmentWA, as the Proponent for the Development, has prepared an NPO that mitigates the
proposed clearing within BF 325 and will mitigate clearing impacts through land acquisition for
conservation purposes and rehabilitation of vegetation surrounding the Development within BF 325.
8. The Site includes a small area (0.43 ha) of Black-Cockatoo foraging habitat that will be cleared as
part of the Development. The Site does not contain any trees suitable for Black-Cockatoo nesting
hollows. The impact of this clearing on Black-Cockatoo has been considered ‘not a controlled action’
under the EPBC Act.
9. The Site contains potential habitat for Quenda, the Black-striped snake and the Rainbow Bee-eater.
10. Impacts on fauna will be mitigated and offset through pre-clearing fauna inspections, revegetation
and land acquisition proposed under the NPO.
11. Bushfire risk will be managed through adherence to the SPP3.7 (WAPC 2015) and Guidelines for
Planning in Bushfire Prone Areas (WAPC 2017).
Executive Summary
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
19-Dec-19 ii
12. A Construction Environmental Management Plan (CEMP) will be prepared to address the
management of terrestrial construction activities on the Site, including clearing and earthworks.
The environmental impacts of the terrestrial portion of the Development are considered to be able to be
managed through the mitigation and management measures described above.
Environmental assessment and management of the marine portion of the Development has been
assessed by the Environmental Protection Authority (EPA) via a Public Environmental Review (PER). The
marine portion of the development has been approved subject to conditions set in Ministerial Statement
1107.
Table of Contents
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
19-Dec-19
Table of contents
1. Introduction 1 1.1 Objective and scope of work 1 1.2 Planning and environmental approvals process 1 1.3 Ocean Reef Marina Preferred Concept Plan 2
2. Land use 4 2.1.1 Existing land use 4 2.1.2 Surrounding land uses 4
3. Existing environment 6 3.1 Climate 6 3.2 Landform and topography 6 3.3 Soils and geology 8
3.3.1 Geology 8 3.3.2 Geological hazards 8 3.3.3 Acid sulphate soils 10 3.3.4 Contamination 10
3.4 Groundwater and surface water 10 3.5 Vegetation and flora 13
3.5.1 Surveys conducted 13 3.5.2 Regional context 13 3.5.3 Bush Forever 13 3.5.4 Vegetation communities 14 3.5.5 Vegetation condition 15 3.5.6 Flora 21 3.5.7 Vegetation Communities 21
3.6 Fauna 22 3.7 Social environment 24
3.7.1 Indigenous heritage 24 3.7.2 European heritage 24
3.8 Bushfire risk 24
4. Potential impacts, management and mitigation 25 4.1 Landform and topography 25
4.1.1 Concept Plan consideration 25 4.1.2 Management 25 4.1.3 Potential environmental outcomes 25
4.2 Soils and geology 25 4.2.1 Concept Plan consideration 25 4.2.2 Management 25 4.2.3 Potential environmental outcomes 26
4.3 Groundwater and surface water 26 4.3.1 Concept Plan consideration 26 4.3.2 Management 26 4.3.3 Potential environmental outcomes 26
4.4 Vegetation and flora 26 4.4.1 Concept Plan consideration 26 4.4.2 Management and mitigation 27 4.4.3 Potential environmental outcomes 28
4.5 Fauna 28 4.5.1 Concept Plan consideration 28 4.5.2 Management and mitigation 28 4.5.3 Potential environmental outcomes 28
4.6 Bushfire risk 29 4.6.1 Concept Plan consideration 29 4.6.2 Management 29 4.6.3 Potential environmental outcomes 29
4.7 Construction management 29 4.7.1 Aspects requiring management 29 4.7.2 Management framework 30
4.8 Other matters 30 4.8.1 Noise 30
Table of Contents
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
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4.8.2 Heritage 30
5. Summary and conclusions 31
6. References 32
List of tables
Table 3-1: Vegetation types across the Site 14 Table 3-2: Aboriginal heritage surveys incorporating the Site 24 Table 4-1: Vegetation condition of proposed clearing within the Site 27
List of figures
Figure 1-1: Regional location 3 Figure 2-1: Land use 5 Figure 3-1: Climate data for Swanbourne (nearest meteorological station) (Source: Bureau of Meteorology
2015) 6 Figure 3-2: Topography 7 Figure 3-3: Geology 9 Figure 3-4: Groundwater 12 Figure 3-5: Vegetation type 17 Figure 3-6: Vegetation condition 18 Figure 3-7: Potential Carnaby’s Black-Cockatoo Habitat 23
List of appendices
Appendix 1 Concept Plan
Table of Contents
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
19-Dec-19
Acronyms and short titles
Acronym/short title Full title
AASS Actual Acid Sulphate Soils
ACM Asbestos Containing Material
AHD Australian Height Datum
ASS Acid Sulphate Soils
BAL Bushfire Attack Level
BF 325 Bush Forever site 325
CEMP Construction Environmental Management Plan
DBCA Department of Biodiversity, Conservation and Attractions
DGL Design Groundwater Level
DMIRS Department of Mines, Industrial Regulation and Safety (DMIRS)
DotE Department of the Environment (Commonwealth)
DSI Detailed Site Investigation
EAMS Environmental Assessment and Management Strategy
EP Act Environmental Protection Act 1986
EPA Environmental Protection Authority
EPBC Act Environment Protection and Biodiversity Conservation Act 1999
ha Hectares
IS Improvement Scheme
LWMS Local Water Management Strategy
MGL Maximum Groundwater Level
MoU Memorandum of Understanding
MRS Metropolitan Region Scheme
NPO Negotiated Planning Outcome
P3 Priority 3
PACM Potential Asbestos Containing Material
PASS Potential Acid Sulphate Soils
PEC Priority Ecological Communities
PER Public Environmental Review
POS Public Open Space
TEC Threatened Ecological Communities
The City City of Joondalup
The Development Ocean Reef Marina Development
The Site Terrestrial portion of the Ocean Reef Marina Development
WAPC Western Australian Planning Commission
Environmental Assessment and Management Strategy
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
19-Dec-19 1
1. Introduction
DevelopmentWA (the proponent) proposes to develop a world class recreational, residential, boating and
tourist development, referred to as the Ocean Reef Marina Development (the Development) within a Local
Preferred Concept Plan boundary of 64 ha, including land and sea at Ocean Reef, Western Australia
(Figure 1-1). The terrestrial portion of the Concept Plan (the Site) has an area of approximately 42 ha.
The Site is in the Ocean Reef locality, approximately 6 km west of the Joondalup City Centre, 29 km from
the Perth central business district and 9 km north of Hillarys Boat Harbour. DevelopmentWA’s preferred
concept plan (refer Appendix 1) for the development is described as:
a) a mixed use ‘working marina’ including club, service commercial and marine industrial uses, and
boating precinct including ramps, coastal amenities and parking in the south;
b) a central retail, tourist and high-density mixed-use precinct;
c) a northern low to medium density residential precinct;
d) capacity for up to 550 boat pens and 200 boat stackers; and
e) civic and community uses, including Public Open Space (POS).
a) The Ocean Reef MRS Amendment (see Section 1.2) was published in the Government Gazette
on 11 October 2019.
The Government Steering Committee (GSC) for the project has been reviewing the design of the marina to
optimise project outcomes associated with the City of Joondalup’s Concept Plan 7.2A. This has largely
been a land based urban design exercise. The Western Australian Planning Commission (WAPC) has
recommended to the Minister that the area to be dealt with through Improvement Plan No. 51: Ocean Reef
Marina, and recommended the preparation of an Improvement Scheme (IS).
1.1 Objective and scope of work
This Environmental Assessment and Management Strategy (EAMS) has been prepared to support the IS
on behalf of the WAPC.
This EAMS provides a summary of the existing environment, an assessment of potential impacts
associated with the terrestrial portion of the Development, and outlines mitigation and management
measures.
1.2 Planning and environmental approvals process
In April 2014, a Metropolitan Region Scheme (MRS) amendment (1270/41) was initiated by the WAPC to
enable the appropriate MRS zonings to be established to enable the Development. The MRS amendment
was referred to the Environmental Protection Authority (EPA) under s 48A of the Environmental Protection
Act 1986 (EP Act) in May 2014. The EPA determined that the amendment did not require formal
assessment as it was considered that the terrestrial aspects could be adequately managed through the
relevant planning processes and the marine component would be considered under s 38 of the EP Act.
The EPA provided a ‘Statement of reasons and public advice’ for this decision in June 2014. For the
purposes of Part IV of the EP Act, the MRS amendment is defined as an assessed scheme amendment.
The marine component of the Development was separately referred to the EPA under s 38 of the EP Act in
May 2014. In June 2014 the EPA determined that the marine component (including coastal processes) of
the Development would be assessed at a Public Environmental Review (PER) level of assessment with an
eight week public comment period. The marine portion of the Development has now been approved
subject to conditions set in Ministerial Statement 1107.
To ensure that both the marine and terrestrial aspects of the Development are appropriately addressed,
the PER, MRS amendment were developed and assessed in parallel as far as possible.
Environmental Assessment and Management Strategy
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
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The Minister for Planning signed the Ocean Reef MRS Amendment on 30 August 2019. The amendment
(1270/41) came into effect on 17 October 2019.
The IS will require referral to the EPA under s 48A of the EP Act for a decision on whether or not it requires
formal environmental impact assessment.
1.3 Ocean Reef Marina Preferred Concept Plan
DevelopmentWA’s vision for the Development is articulated as:
• a world class recreation, residential, boating and tourism development
• a sustainable community amenity
• a social and economic benefit to all residents
• a balance of public, residential and commercial amenities
• an equitable facility for all visitors and residents
• the social and economic maximisation of land use.
The preferred Concept Plan (Appendix 1) presents:
• a mixed use ‘working marina’ including club, service commercial and marine industrial uses,
boating precinct including ramps, coastal amenities and parking in the south
• a central retail, tourist and high density residential precinct
• a northern low to medium density residential precinct
• capacity for up to 550 boat pens and 200 boat stackers
• civic and community uses, including Public Open Space (POS).
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Kilometres
Coord. Sys. GDA 1994 MGA Zone 50 ZJob No: 56726
Client: LandCorp
Version: 2
Checked By: JH
Date: 07-Oct-2019
FIGURE 1-1
Legend:
Concept plan boundary
Improvement scheme boundary
Main roads (MRWA)
Drawn By: cthatcher
Ocean Reef Marina Development
REGIONAL LOCATION
Environmental Assessment and Management Strategy
JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
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2. Land use
2.1.1 Existing land use
MRS Amendment 1270/41 recently rezoned the Site to ‘Urban’, ‘Waterways’ and ‘Parks and Recreation’ to
facilitate the Development.
Existing land uses include extensive car and boat trailer parking, boat ramps, coastal recreation and
amenities, club facilities for the Whitfords Volunteer Sea Rescue Group and the Ocean Reef Sea Sports
Club together with extensive tracts of coastal reserves (Figure 2-1).
2.1.2 Surrounding land uses
Surrounding land uses are:
• north: bushland within BF 325
• east: bushland (BF 325) and then predominantly residential
• south: Water Corporation site associated with Ocean Reef Ocean Outfall Landline and bushland
(BF 325)
• west: Marmion Marine Park (Figure 2-1).
PARKING AREA
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Scale 1:8,500 at A4 0 50 100 150
metres
Coord. Sys. GDA 1994 MGA Zone 50 ZJob No: 56726
Client: LandCorp
Version: 2
Checked By: JH
Date: 18-Dec-2019
FIGURE 2-1
Legend:
Concept plan boundary
Improvement scheme boundary
Marmion Marine Park
Bush Forever site (DOP)
Roads (MRWA)
Drawn By: cthatcher
Ocean Reef Marina Development
LAND USE
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3. Existing environment
3.1 Climate
The Site has a Mediterranean climate, characterised by hot dry summers and mild wet winters, typical of
coastal areas in the Perth metropolitan region. Temperatures range from a mean maximum of 29.5°C in
February to a mean minimum of 10°C in July and September, as recorded from 2013 to 2019 at Hillarys
Boat Harbour NTC AWS Station (Bureau of Meteorology 2019a) . The mean annual rainfall at Tamala Park
(Mindarie) Station, recorded between 2004 and 2019, is 605.2 mm (Bureau of Meteorology 2019b).
A summary of climatic data for the nearest meteorological stations (Hillarys Boat Harbour NTC AWS
Station and Tamala Park (Mindarie) Station) is presented in Figure 3-1.
Figure 3-1: Climate data for Hillarys Boat Harbour and Mindarie (Source: Bureau of Meteorology 2019a
and 2019b)
Winds are an important feature of coastal environmental settings as they are a major determinant of
landwards sand migration, landforms and landscape. During summer, winds blow from the south-east in
the morning and from the southwest in the afternoon with the local sea breeze. Winter is characterised by
north-westerly storm winds that back around to the west and southwest, interspersed with calmer periods.
3.2 Landform and topography
Ground elevations on the Site vary from 25 mAHD in the eastern portion to approximately 0 mAHD (sea
level) along the coast in the central of the Site (Figure 3-2).
The majority of the Site is dominated by undulating topography formed by dune systems that vary in height
by up to approximately 12 m. The dunes are bound to the west by limestone cliffs that vary in height from
2 to 4 mAHD.
Modifications to topography within the Site have occurred as a result of construction of the existing groyne,
boat launching facilities and car park. The car park area required the use of fill material to ensure that a
flat, stable area was created (Golder Associates 2015). As a result, the car park facility is approximately
10 m higher than the boat launching facilities and playground.
0
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metres
Coord. Sys. GDA 1994 MGA Zone 50 ZJob No: 56726
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FIGURE 3-2
Legend:
Concept plan boundary
Improvement scheme boundary
Topographic contours (mAHD)
Drawn By: cthatcher
Ocean Reef Marina Development
TOPOGRAPHY
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3.3 Soils and geology
3.3.1 Geology
The Site is located on the Swan Coastal Plain forming part of a deep linear trough of sedimentary rocks
known as the Perth Basin. The Perth Basin extends north-south parallel to the coastline with sediments of
marine, alluvial and aeolian origin.
Department of Mines, Industrial Regulation and Safety (DMIRS) geomorphology mapping (Figure 3-3)
provides the following description of the geomorphological units expected to occur within the Site:
• Spearwood Dune system calcarenite (limestone)
• Quindalup Dune System, which consists of unconsolidated sands, sometimes over limestone.
Geological logging to install bores for the groundwater monitoring and a Detailed Site Investigation (DSI)
undertaken by Strategen (2016a) confirms that the Site consists of Safety Bay Sand and Tamala
Limestone (Strategen 2015). These units can be described as:
• Safety Bay Sand: white, fine to medium grained, sub-rounded quartz and shell debris, of aeolian
origin, associated with the Quindalup Dune System
• Tamala Limestone: white to light brown, fine to coarse grained, subangular to well-rounded quartz
shell debris, variably lithified, often overlain by a variable thickness of residual sandy gravel
residual soil (Gozzard 1982).
3.3.2 Geological hazards
The Tamala Limestone may potentially contain karst features such as caves, vugs and solution channels,
which may pose a risk to building stability. A broad geotechnical survey of the Site has been undertaken
to assess the likelihood of these structures occurring.
A Preliminary Geotechnical Investigation was undertaken by Golder Associates (2015), with the deepest
holes being drilled to -6 mAHD. The study identified a number of different layers within the limestone.
While the majority of the limestone was considered to be moderately well cemented, a layer of siliceous
calcarenite was observed that was ‘generally weakly to moderately cemented with some well cemented
stones, vuggy with highly fractured and gravelly zones extending to levels between about 10 mAHD
and -3 mAHD’ (Golder Associates 2015). This material overlies and is interbedded with calcareous
sandstone which did not contain vugs (Golder Associates 2015).
Golder Associates advises that the risks posed by such karstic features on the site are low. However,
additional geotechnical investigations will be undertaken prior to subdivision to ensure that appropriate
management measures and building design techniques are undertaken to manage geotechnical risks.
OCEAN REEFBOAT HARBOUR
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Coord. Sys. GDA 1994 MGA Zone 50 ZJob No: 56726
Client: DevelopmentWA
Version: 2
Checked By: JH
Date: 11-Dec-2019
FIGURE 3-3
Legend:
Concept plan boundary
Coastal geomorphologyBarrier complex, Spearwood DuneSystem calcarenite
Made ground
Parabolic and nested parabolic dunecomplexes, Quindalup Dune System
Drawn By: hsullivan
Ocean Reef Marina Development
GEOLOGY
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3.3.3 Acid sulphate soils
A review of the WAPC Planning Bulletin No. 64 - Acid Sulphate Soils (2003) and the Landgate WA Atlas
(2013), has identified that the terrestrial portion of the Site does not contain geology consistent with the
presence of actual acid sulphate soils (AASS) or potential acid sulphate soil (PASS) occurring at depths
greater than 3 m.
Soil and rock materials indicative of the presence of acid sulphate soils were not observed during
geological investigations by Strategen (2015a) or Golder Associates (2015).
A preliminary assessment of ASS risk to the Development was provided with the MRS amendment, and is
available upon request.
3.3.4 Contamination
The DSI (Strategen 2016a) undertaken for the terrestrial portion of the Development indicated that:
1. Soils were tested for a range of contaminants including hydrocarbons and trace metals.
Concentrations of contaminants in soil samples complied with adopted assessment criteria. Soil
at the site is not contaminated and there is no risk to human health or the environment from
exposure to the soil. The soil is suitable for use in the development as proposed.
2. With the exception of nickel at one location, no contaminants in groundwater were identified that
are a risk to human health. Groundwater is not proposed to be used for drinking, however
abstraction is proposed to irrigate landscaped areas. Groundwater quality meets long-term
irrigation criteria (ANZECC and ARMCANZ 2000) and as such, groundwater is suitable for
irrigation purposes. Existing concentrations of nickel and some nutrients in the groundwater
exceeded marine water quality for receiving environments. Groundwater discharging into the
ocean will be significantly diluted and the risk to the environment is considered low.
3. Limited Potential Asbestos Containing Material (PACM) has been identified, but this appears to
be localised (Strategen 2015). The City has previously been acting to remove the identified
PACM fragments, however, further PACM is likely to be present on the Site.
A copy of the DSI was provided with the MRS amendment and is available upon request.
3.4 Groundwater and surface water
The Site is located on the western side of the Gnangara Mound (South), with groundwater generally
flowing in a westerly direction towards the coast.
Monitoring by Strategen (2019) indicates that groundwater levels at the Site vary from approximately
0 mAHD at the western boundary, to 1 mAHD near the eastern boundary. Given the variable topography
of the Site, this corresponds to a depth to groundwater of between 0 m at the coast and 23 m below
ground level (Strategen-JBS&G 2019) at the eastern boundary. Groundwater at the coast is affected by
changes in sea level including tides and storm surge1
events. Moving away from the coast, this effect
reduces until the groundwater levels are only affected by seasonal trends related to rainfall.
Climate change is estimated to cause a rise in mean sea level of 0.3 m by 2060 and 0.9 m by 2110 (DoT
2010). In near coastal areas, groundwater levels are expected to rise as a consequence of the rise in sea
levels. In the immediate coastal area, the rise in sea level as a result of climate change is anticipated to
result in an equivalent rise in groundwater levels. Further from the land directly adjacent to the coast,
other factors affecting groundwater flow and levels (such as rainfall patterns) will have a greater effect on
groundwater levels.
1
The rising of the sea as a result of wind and atmospheric pressure changes associated with a storm.
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Due to the location of the Development on the coast, a rise in sea level as a result of climate change is
anticipated to result in an equivalent rise in groundwater levels. This results in an estimated maximum
groundwater level for the year 2110 of between 1.89 mAHD and 2.09 mAHD (Strategen 2016a, Figure
3-4).
Wetlands and terrestrial surface waters are not present on the Site.
!(
!(
!(
!( DOW 4931
MB01
MB02
MB03
2.1
1.9 2.0
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FIGURE 3-4
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Design groundwater level contour (mAHD)
!( WIN Site bore
!( Monitoring bores
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GROUNDWATER
MGL: 2.09DoW 4931
MB03MGL: 1.89
MGL: 2.09MB01
MB02MGL: 2.09
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3.5 Vegetation and flora
3.5.1 Surveys conducted
A number of vegetation and flora surveys of the Site have been undertaken to date, comprising:
• Mattiske Consulting (2000), Flora and Vegetation Assessment of Lot 1029 and Bushplan Site
325, City of Joondalup, prepared for The Planning Group (survey conducted in June 2000)
• Bowman Bishaw Gorham (2002), Vegetation and Flora Assessment Pt Lot 1029, Lots 1032 and
1033 Ocean Reef Road, Ocean Reef, prepared for City of Joondalup (surveys conducted in April
& May 2002)
• Natural Area Management Services (2008), Vegetation Condition, Ecological Community and
Flora Search Report, Ocean Reef Marina, prepared for the City of Joondalup (surveys conducted
19 & 23 September 2008)
• SMEC Australia Limited & Natural Area Management Services (2009), Additional Flora Survey,
Northern Portion of Proposed ORM Development Site, prepared for the City of Joondalup (survey
conducted September 2009)
• Mattiske Consulting (2013), Level 2 Flora and Vegetation Survey of the Proposed Ocean Reef
Marina Survey Area, prepared for Strategen on behalf of City of Joondalup (surveys conducted 14
to 17 October 2013).
Given previous mapping was undertaken in 2013, an additional walkover was completed in Spring 2019 by
Strategen-JBS&G to confirm the results of the previous mapping undertaken. This resulted in minor
amendments to the Mattiske (2013) mapping. This survey also supported the identification of potential
rehabilitation sites which is a requirement of the ‘in principle’ approved Negotiated Planning Outcome
(NPO) to mitigate impacts to Bush Forever (see Section 3.5.3).
3.5.2 Regional context
The Site is located in the South Western Botanical Province of Western Australia, in the Darling Botanical
District and the Swan Coastal Plain subregion of the Drummond Botanical District (Mattiske 2013).
Vegetation types of the Site are dominated by the Quindalup vegetation complex, with some influence from
the Cottesloe vegetation complex: Central and South, and Karrakatta vegetation complex: Central and
South (Mattiske 2013).
The Quindalup Complex is restricted to the coastal dunes. Here, the vegetation differs in its structure and
species composition from one area to another. The resulting mosaic largely reflects variation in the dunal
environment in association with soil and topographic factors and the degree of shelter from salt laden
winds.
The Cottesloe Complex: Central and South supports heaths on limestone outcrops. The deeper sands
support a mosaic of tuart woodland and an open forest of tuart, jarrah and marri.
The Karrakatta Complex: Central and South consists predominately of an open tuart, jarrah and marri
forest, commonly supporting Banksia attenuata, Banksia menziesii, Banksia grandis and Allocasuarina
fraseriana. Shrubs include Jacksonia sternbergiana, Jacksonia furcellata, Acacia Cyclops, Acacia saligna,
Hibbertia spp., Allocasuarina humilis, Calothamnus quadrifidus and Grevillea preissii subsp. preissii
(Mattiske 2013). In the deeper sands the tuart is replaced by jarrah, with marri on the moister areas.
3.5.3 Bush Forever
The Site is located adjacent BF 325 – a semi contiguous coastal strip of native vegetation between Burns
Beach and Hillarys and covers approximately 195.3 ha of bushland. BF 325 represents a linkage between
adjacent bushland to the east recognised as part of a regionally significant fragmented bushland/wetland
linkage (Government of Western Australia 2000).
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Approximately 26 ha of the Site (of which approximately 9.5 ha is completely cleared) was previously
located within BF 325. MRS Amendment 1270/41 has resulted in removal of the Site from BF 325, with
impacts being offset through a NPO.
An NPO was developed for impacts to Bush Forever to support the MRS amendment, in accordance with
State Planning Policy 2.8 Bushland Policy for the Perth Metropolitan Region (SPP 2.8). The NPO
comprised the following mitigation package:
1. 90% land acquisition: Provision of funding to Department of Biodiversity Conservation and
Attractions for the acquisition and management of land into the conservation estate. The land
acquired will comprise coastal vegetation in similar or better condition and with similar or higher
conservation value than the area to be cleared.
2. 10% rehabilitation within BF 325: Rehabilitation of 5 ha of degraded vegetation within BF 325.
A suitable offset site that achieves the site selection criteria outlined in the NPO has been identified and
acquired. DevelopmentWA is committed to ensuring the rehabilitation component of the NPO is
undertaken. A Rehabilitation Plan is expected to be a condition of the future subdivision approval, and is
currently being prepared.
3.5.4 Vegetation communities
A total of nine vegetation communities were defined and mapped across the Site by Mattiske (2013), and
an additional vegetation type was identified by a Senior Botanist from Strategen-JBS&G on 7 November
2019 during a site walkover undertaken to verify the accuracy of mapping undertaken by Mattiske (2013).
The vegetation communities are described in Table 3-1 and shown in Figure 3-5. Unmapped vegetated
areas within the IS boundary within Figure 3-5 will not be impacted by the development and will remain as
Bush Forever.
Table 3-1: Vegetation types across the Site
Vegetation Community
Description Area (ha)
Heath
H1 Low open scrubland to heath of Acacia cyclops, Acacia rostellifera, Spyridium globulosum and Templetonia retusa over Scaevola crassifolia, Olearia axillaris, Myoporum insulare and Rhagodia baccata subsp. dioica over Acanthocarpus preissii, Threlkeldia diffusa, Senecio pinnatifolius and Frankenia pauciflora over Lepidosperma gladiatum, Spinifex longifolius, Sporobolus virginicus and mixed exotics on white sands or light grey sands of fore-and primary dunes with frequent limestone outcropping.
7.33
H2 Open heath of Melaleuca systena, Acanthocarpus preissii, Leucopogon insularis and Acacia lasiocarpa var. lasiocarpa with emergent Acacia rostellifera and Santalum acuminatum over Lomandra maritima, Conostylis bracteata (P3), Poa drummondii and mixed exotics on grey sands of secondary dune slopes.
0.69
H3 Closed heath of Acacia lasiocarpa var. lasiocarpa, Cryptandra mutila, Leucopogon insularis and Melaleuca systena over Comesperma confertum, Gompholobium tomentosum and Opercularia vaginata over Lepidosperma pubisquameum, Dianella revoluta var. divaricata and mixed exotics on light grey sands of secondary dune slopes.
0.03
H4 Low open scrub to heath of Acacia rostellifera, Spyridium globulosum and Acacia saligna over Melaleuca systena, Acanthocarpus preissii, Olearia axillaris, Phyllanthus calycinus and mixed exotics on white to light grey sands of primary and secondary dune crests.
0.41
Shrublands and scrublands
S1 Mid closed scrubland of Acacia rostellifera and Melaleuca huegelii with occasional emergent Banksia sessilis var. cygnorum over Spyridium globulosum, Rhagodia baccata subsp. dioica and Hibbertia cuneiformis over Acanthocarpus preissii, Clematis linearifolia, Hardenbergia comptoniana and mixed exotics on deep grey sands of primary and secondary dunes.
3.90
S2 Tall shrubland of Banksia sessilis var. cygnorum, Spyridium globulosum, Santalum acuminatum and Acacia saligna with occasional emergent Eucalyptus todtiana over Rhagodia baccata subsp. dioica, Alyogyne huegelii and Trymalium odoratissimum over Conostylis bracteata (P3), Desmocladus asper, Lepidosperma pubisquameum and mixed exotics on deep grey or brown sands of secondary dune swales.
0.22
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Vegetation Community
Description Area (ha)
S3 Tall shrubland of Spyridium globulosum, Acacia rostellifera , Banksia sessilis var. cygnorum and Santalum acuminatum over Phyllanthus calycinus, Hibbertia hypericoides and Melaleuca systena over Clematis linearifolia, Austrostipa flavescens, Desmocladus flexuosus and mixed exotics on light grey or brown sands of secondary dune swales.
2.18
S4 Mid to tall scrubland of Acacia rostellifera, Spyridium globulosum, Templetonia retusa, Melaleuca huegelii and Melaleuca cardiophylla over Leucopogon parvifolius, Thomasia cognata, Acanthocarpus preissii, Phyllanthus calycinus and mixed exotics on grey sands of secondary dunes with frequent limestone outcropping.
1.87
S5 Tall closed shrubland of Acacia cochlearis, Acacia cyclops, Acacia rostellifera, Allocasuarina lehmanniana subsp. lehmanniana, Melaleuca huegelii and Templetonia retusa over Melaleuca systena, Scaevola crassifolia and mixed exotics on grey sands of secondary dune swales with frequent limestone outcropping.
2.23
Woodland
Tuart Woodlands
Low woodland of Eucalyptus gomphocephala over mixed native and introduced species. 0.07
Other
BSL Bare sand/limestone. 2.61
DS Degraded dune swale. 0.23
FR Foredune rehabilitation. 0.35
CL Cleared. 9.22
Source: Mattiske 2013; Strategen-JBS&G
3.5.5 Vegetation condition
Vegetation condition was assessed as part of all recent flora and vegetation investigations. The most
recent investigation by Mattiske (2013) covered the Site and areas to the east and south (Figure 3-6).
Investigations undertaken by Mattiske (2013) have characterised vegetation condition in the vicinity of the
Site as ranging from completely degraded (cleared) to excellent with the majority of the survey area being
in Good to Very Good condition based on the Keighery (1994) vegetation condition scale (Figure 3-6).
Widespread and sustained weed invasions have resulted in high weed densities and have replaced native
understory in many instances.
The Site has been subject to disturbance from human activity which is evidenced through the presence of
numerous tracks, the majority open to pedestrian and cycle traffic. A dual-use path runs from the north of
the subject site before re-starting at the southern end of the Site and continuing along the coast (Natural
Area Management Services 2008).
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3.5.6 Flora
A total of 137 vascular plant taxa which are representative of 105 plant genera and 43 plant families were
recorded within the survey area by Mattiske (2013). Of the 137 plant taxa recorded within the survey area,
49 species (36%) were introduced. The high percentage of introduced species is considered to reflect the
fragmentation of the Site, historical clearing and dumping of refuse, as well as proximity to residential
areas.
No Threatened flora species have been identified within the Site during surveys, including the most recent
spring survey undertaken by Mattiske (2013). Mattiske (2013) recorded two state listed Priority flora
species: Grevillea sp. Ocean Reef (Priority 12
) and Conostylis bracteata (Priority 33
). Conostylis bracteata
is relatively common and the proposed development is unlikely to alter the conservation status of this
species. Grevillea sp. Ocean Reef is less well conserved and this is the only known population of the
Ocean Reef species in the database of the Western Australian Herbarium. However, the mapped
locations of Grevillea sp. Ocean Reef occur outside of the Development area (Mattiske 2013).
3.5.7 Vegetation Communities
No State listed Threatened Ecological Communities (TECs) have been identified as existing on the Site.
Three Priority 3 Priority Ecological Communities (P3 PECs) were inferred by Mattiske (2013) to occur on
the Site, being:
• SCP 24: ‘Northern Spearwood shrublands and woodlands’
• SCP 29a: ‘Coastal shrublands over shallow sands, southern Swan Coastal Plain’
• SCP 29b: ‘Acacia shrublands on taller dunes, southern Swan Coastal Plain’.
Parks and Wildlife categorises PECs according to their conservation priority, using five categories. The
three P3 PECs identified on site are currently listed (DBCA 2019) as ‘communities that are known from
several to many occurrences, a significant number or area of which are not under threat of habitat
destruction or degradation’.
It is noted that SCP 24: ‘Northern Spearwood shrublands and woodlands’ is listed (within the approved
conservation advice (TSSC 2016)) as a Floristic Community Type (FCT) with relationships to the EPBC
Act listed ‘Banksia Woodlands of the Swan Coastal Plain’ threatened ecological community. However,
vegetation within the Site does not contain any of the four diagnostic Banksia species, and therefore does
not meet the criteria to be classified as the EPBC Act listed TEC.
2
Species that are considered by DBCA to be 'known from one or a few locations (generally five or less) which are potentially at risk'.
3
Species that are considered by DBCA to be poorly known and ' known from several locations, and the species does not appear to be under imminent threat, or from few but widespread locations with either large population size or significant remaining areas of apparently suitable habitat, much of it not under imminent threat'.
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3.6 Fauna
A Level 1 fauna assessment was undertaken by Western Wildlife in 2008, including a desktop assessment
and site survey. Based on available habitat, only four conservation significant species were considered
likely to occur in the Development area: Carnaby’s Black-Cockatoo, Rainbow Bee-eater, Black-Striped
Snake and Quenda (Western Wildlife 2008).
Carnaby’s Black-Cockatoo
Carnaby’s Black-Cockatoo (Calyptorhynchus latirostris) is listed as Endangered under the Commonwealth
Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) and the State Biodiversity
Conservation Act 2016. This species is endemic to the south-west of Western Australia, mainly occurring
in uncleared remnant native eucalypt woodlands, especially those that contain Salmon gum and wandoo,
and in shrubland or kwongan heathland dominated by Hakea, Dryandra, Banksia and Grevillea species
(DSEWPaC 2012).
The Development area does not contain any trees suitable for Carnaby’s Black-Cockatoo nesting hollows.
However, it does contain a number of flora species that may be used as food sources, primarily Banksia
sessilis. Accordingly, it is expected that Carnaby’s Black-Cockatoo will not reside in the Site area but may
visit the Site to feed.
Approximately 0.43 ha of suitable foraging habitat for Carnaby’s Black-Cockatoo will be cleared as a result
of the Development (Strategen 2016b, Figure 3-7). This potential habitat ranges in condition from
Degraded to Very good.
The Development was referred under the EPBC Act and resulted in a “Not a Controlled Action” decision (4
July 2014).
Rainbow Bee-eater
The Rainbow Bee-eater (Merops ornatus) is listed as Marine under the EPBC Act and is afforded
protection in marine areas. The Rainbow Bee-eater is a common summer visitor to Perth, where it breeds
in sandy banks (Western Wildlife 2008). This species will forage and breed in relatively degraded areas
and is likely to be a breeding visitor to the Development area. Development of the Site may result in the
loss of some nesting sites; however, the Rainbow bee-eater is common with a broad distribution and
populations of this species are unlikely to be significantly affected by the Development.
The Development was referred under the EPBC Act and resulted in a “Not a Controlled Action” decision (4
July 2014).
Black-striped Snake
The Black-striped Snake (Neelaps calonotos) is a DBCA State listed Priority 3 listed species restricted to
coastal plains between Mandurah and Lancelin and as such is vulnerable to habitat loss, primarily resulting
from urban development (Western Wildlife 2008). The Black-striped Snake is known to occur in Banksia
and Eucalyptus woodlands, as well as sandy areas. The species has the potential to occur in within the
Site as suitable habitat exists; the Development therefore has the potential to result in the loss of some
habitat.
Quenda
The Quenda is known to occur in areas with dense understorey and is often particularly common in dense
wetland vegetation (Western Wildlife 2008). The Quenda has been recorded in proximity to the Site as
identified in the Parks and Wildlife Threatened and Priority Fauna database (Western Wildlife 2008).
Characteristic diggings of the species were not observed within the Site, however Quenda may occur. The
Development therefore has the potential to result in loss of some habitat (Western Wildlife 2008).
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POTENTIAL CARNABY’SBLACK-COCKATOO HABITAT
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3.7 Social environment
3.7.1 Indigenous heritage
The Site has been subject to five Aboriginal heritage surveys, which did not identify any registered sites
within the subject site.
The closest registered Aboriginal site is located approximately 1 km south of the subject site (Aboriginal
Site ID 3673 containing artefacts/scatter) and will not be impacted by the Development.
There are currently no known Aboriginal sites or historical heritage sites within the Development area
(AHMS 2015). The potential for sub-surface Aboriginal or historical archaeological sites is generally low
(AHMS 2015).
Table 3-2: Aboriginal heritage surveys incorporating the Site
Survey date Survey title Survey conducted by Survey purpose
1 April 1970 An Archaeological survey project: the Perth Area, Western Australia
University of Western Australia Archaeological and Ethnographic
1 January
1994
Ballaruk Aboriginal site recording project
Heritage Council of Western Australia
Ethnographic
1 July 1997 Cultural Significance of Aboriginal sites in the Wanneroo area – Final report
Australian Heritage Commission and Heritage Council of Western Australia
Ethnographic
17 June
2005
Study of Groundwater – related Aboriginal Cultural Values on the Gnangara Mound, Western Australia
Department of Environment Ethnographic
20-21 January 2015
Ocean Reef Marina: Indigenous and European Heritage Investigation
Archaeological and Heritage Management Services
Historical and Indigenous archaeological, anthropological
3.7.2 European heritage
There are no historical heritage places within the Site currently included on the State Heritage Register
(AHMS 2015).
A potential Vergulde Draeck inscription is located on the site (AHMS 2015). The Vergulde Draeck
inscription is a rock engraving located on the beach foredune in the northern portion of the Site, which
originally bore the words “VERGULDE DRAECK 1656” and was purportedly left behind by shipwrecked
Dutch sailors (AHMS 2015). The inscription is considered to be a hoax but is included on the WA Maritime
Museum Shipwrecks database and on the State Heritage Office inHerit database (AHMS 2015). AHMS
(2015) recommends that consultation be undertaken with the WA Maritime Museum and State Heritage
Office WA prior to any removal or relocation of the inscription.
3.8 Bushfire risk
A Bushfire Management Plan (BMP) has been prepared to support the IS application to address
requirements under Policy Measure 6.3 of State Planning Policy 3.7 Planning in Bushfire-Prone Areas
(SPP 3.7; WAPC 2015) and Guidelines for Planning in Bushfire-Prone Areas (the Guidelines; WAPC
2017). Findings of the Bushfire Hazard Level (BHL) assessment demonstrate that all future habitable
development will be located on land with either a Low or Moderate BHL, which is considered manageable
through design measures (Strategen-JBS&G 2019).
The BMP has been provided as a standalone document with the IS.
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4. Potential impacts, management and mitigation
This section addresses both the potential impacts of the terrestrial portion of the Development on the
environment and the effect of the environment on the Development and the mitigation and management of
these impacts. The primary mitigation of impacts associated with the Development is the minimisation of
impacts outside of the Concept Plan boundary. There will be no drainage works and only minor clearing
for road battering, outside of the Development.
4.1 Landform and topography
4.1.1 Concept Plan consideration
The Site is characteristic of a typical coastal landscape with undulating sand dunes and steep limestone
adjacent to the coastline. Previous development of the Site has resulted in earthwork activity of a portion
of the Site to form car parks and other facilities. Additional earthworks will be required to ensure that the
Site is suitable for the proposed development. The landform and topography of the Site is not considered
a constraint to development, however this will be confirmed through future geotechnical investigations.
4.1.2 Management
Earthworks required to create a developable landform will be predominantly kept within the Concept Plan
boundary, with some minor battering required outside the boundary. To avoid impacts to native
vegetation, any earthworks required to extend beyond the Concept Plan boundary into BF 325 will be
revegetated with native vegetation. The required earthworks will be assessed through the planning
approval process and will subject to a native vegetation clearing permit under Part V of the EP Act, unless
a valid exemption applies.
Management of the landform will include creation of appropriate batter grades, as well as stabilisation
techniques where necessary (such as planting of batters with native vegetation).
4.1.3 Potential environmental outcomes
While the Site will be altered topographically, the topography of the remaining BF 325 will not be impacted
beyond the extent required for minor battering.
4.2 Soils and geology
4.2.1 Concept Plan consideration
The primary constraint from a geological perspective is the potential presence of karst, which may increase
building costs where karstic formations reduce the strength of the underlying limestone rock. Geotechnical
investigations will be carried out within the Site to determine compatibility of the Site soils and geology, and
the Development.
A preliminary assessment for ASS was undertaken, consistent with the Acid Sulfate Soils Planning
Guidelines (WAPC 2008). Due to the presence of limestone and lack of wetland features, acid sulphate
soils were considered highly unlikely occur on the Site and are not considered a constraint to development.
Onshore site contamination appears to be limited to localised areas of dumping which may contain PACM
(Strategen 2015).
4.2.2 Management
Structural design guidelines will be developed where required at the subdivision stage to address any
residual issues associated with karst. The geotechnical investigation report will detail any management
measures required in terms of soils and geology, in relation to the proposed Development.
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The Proponent will ensure that PACM is appropriately managed to mitigate risks to construction workers
and future occupants. This may involve removal of PACM from Site and disposal to an appropriately
licensed landfill by a licensed asbestos removal contractor. Once removed, soil testing should be
undertaken to validate the effectiveness of the removal process. Removal of top soil may be required to
ensure all PACM is accounted for. This will be managed in a manner consistent with the DER Guideline
Assessment and Management of Contaminated Sites (DER 2014) and Assessment, Remediation and
Management of Asbestos-Contaminated Sites in Western Australia (DEC and DoH 2009) consistent with
the Contaminated Sites Act 2003. This work will be undertaken as part of the subdivision process.
4.2.3 Potential environmental outcomes
The measures outlined above are considered adequate to mitigate and manage the impact of soil and
geological constraints on the Development. These impacts are anticipated to be easily managed at the
subdivision stage.
4.3 Groundwater and surface water
4.3.1 Concept Plan consideration
Depth to groundwater on the Site is generally greater than 2 m (Strategen-JBS&G 2019). Wetlands and
terrestrial surface waters are not present on the Site.
4.3.2 Management
The Ocean Reef Marina Local Water Management Strategy (LWMS) requires that the 1 in 1-year ARI
event (excepting roof water) is treated and infiltrated on the Site through a mixture of the water sensitive
urban design (WSUD) devices, to manage potential impacts on water quality to the terrestrial and marine
environment (Strategen-JBS&G 2019). The LWMS and subsequent Urban Water Management Plan
document(s) will provide guidance on the management of stormwater on the Site.
The presence of groundwater and likely impacts of increasing sea levels on groundwater levels have been
considered through the preparation of the LWMS, which has set a Design Groundwater Level (DGL) from
which finished levels have been assessed (Strategen-JBS&G 2019). The DGL will be set at the maximum
groundwater level (MGL) (Section 3.3.3). Basements will be allowed below the DGL provided these are
designed as ‘tanked’ or waterproof basements (Strategen-JBS&G 2019). Depth to groundwater is not
considered a constraint to development on the Site in terms of building construction or stormwater
management.
The development will incorporate WSUD to ensure that water quality on the Site is maintained post-
development.
4.3.3 Potential environmental outcomes
With the implementation of the LWMS, the OCERM development is not anticipated to impact on terrestrial
or marine water quantity and quality.
4.4 Vegetation and flora
4.4.1 Concept Plan consideration
Flora and vegetation will be directly impacted within the Site as a result of clearing necessary for the
Development. The impacts of the Development include:
• clearing of 16.79 ha of vegetation in varying condition from Degraded to Excellent (plus some
additional clearing associated with battering into BF325)
• removal of Priority 3 flora species Conostylis bracteata
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• clearing of vegetation in association with inferred Priority Ecological Communities
• partial interruption of north south linkage values of BF 325
• potential for indirect impacts on the remaining BF 325 through introduction and spread of weeds,
dust generation during earthworks and increased incidence/frequency of fire (Strategen 2016b).
Locations known to contain the Priority 1 species Grevillea sp. Ocean Reef have been avoided. The
majority of locations where Conostylis bracteata (Priority 3) occurs will also be avoided.
The total area of land within the concept plan boundary comprises approximately 19.67 ha of vegetation,
of which approximately 19 ha is native vegetation, 0.36 ha is planted foredune rehabilitation vegetation
(FS) and 0.23 ha is degraded dune swale (DS). The remainder of the site is cleared, bare sand or
limestone.
The Development has been located, where possible, to utilise existing cleared and degraded areas of
vegetation. Table 4-1 provides a breakdown of vegetation condition within the project area.
Table 4-1: Vegetation condition of proposed clearing within the Site
Vegetation condition Area (ha) Proportion
Bare sand / limestone 2.42 7.71%
Cleared 9.30 29.62%
Degraded 1.13 3.59%
Degraded to Good 2.92 9.30%
Good 5.10 16.24%
Very Good 7.06 22.49%
Very Good to Excellent 0.39 1.24%
Excellent 3.07 9.78%
TOTAL 31.39 100%
4.4.2 Management and mitigation
Impacts to BF 325 will be minimised as far as practicable through the following management techniques:
1. Retention of a north-south linkage of remnant vegetation between Ocean Reef Rd and the Concept
Plan area (with the exception of entry roads).
2. The Concept Plan boundary was designed to avoid areas of Excellent vegetation to the northeast of
the existing Boat Harbour.
3. The Concept Plan area was decreased from early proposed designs (as shown in Mattiske 2013) to
minimise vegetation clearing and the Concept Plan boundary was moved slightly west near the
entrance from Hodges Drive.
4. A Construction Environmental Management Plan (CEMP) will be prepared to support subdivision and
will include vegetation clearing protocols which ensure that there are no indirect impacts to adjacent
vegetation outside the Proposal boundary.
In its decision not to assess the MRS amendment for the Development, the EPA noted that the WAPC
required an NPO that secures an appropriate conservation outcome before final approval of the MRS
Amendment is given. The NPO was released for public comment as part of the MRS Amendment.
The NPO comprised the following mitigation package:
1. 90% land acquisition: A suitable offset site that achieves the site selection criteria outlined in the
NPO has been identified and acquired by DevelopmentWA. The offset site comprises coastal
vegetation in a similar or better condition and with similar or higher conservation value. The site will
be transferred to WAPC/DBCA to purchase the site.
2. 10% rehabilitation within BF 325: A Rehabilitation Plan is currently being prepared for the 10% (5 ha)
of degraded vegetation within BF 325. DevelopmentWA is committed to ensuring the rehabilitation
component of the NPO is undertaken.
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4.4.3 Potential environmental outcomes
With the implementation of the NPO, the potential impacts of the Development on vegetation and flora
within BF 325 will be mitigated. The NPO provides an overall positive environmental outcome with local
improvement of BF 325 and an increase in the area of coastal vegetation protected in the conservation
estate.
It is noted that some additional minor clearing is required into BF 325 as a result of battering from the
Development. The additional area required to be cleared will be confirmed through detailed design at
future planning stages. The required earthworks will be assessed through the planning approval process
and will subject to a native vegetation clearing permit under Part V of the EP Act, unless a valid exemption
applies.
4.5 Fauna
4.5.1 Concept Plan consideration
The clearing of vegetation associated with the Concept Plan will result in a loss of habitat for native
species potentially present in the area.
Approximately 3.17 ha of suitable foraging habitat for Carnaby’s Black-Cockatoo was identified within the
fauna study area (Strategen 2014). Approximately 0.43 ha of suitable foraging habitat for Carnaby’s
Black-Cockatoo will be cleared within the Development area (Strategen 2014). This potential habitat
ranges in condition from Degraded to Very Good.
Additionally, suitable habitat was identified for the rainbow bee-eater (EPBC Act listed Marine species), the
Black-striped Snake and the Quenda.
4.5.2 Management and mitigation
During clearing, a fauna spotter can be present on site to identify and move any ground dwelling fauna
such as quenda to the surrounding vegetation to ensure that fauna are not injured. Rehabilitation of
vegetation in the vicinity of the Development as part of the NPO will improve the quality of habitat in the
surrounding area.
In the event that any Rainbow Bee-eater nesting burrows are identified within the Site, these will be
inspected for active breeding prior to ground disturbing activities.
Landscaping of POS can include the use of native tree and shrub species which will create some habitat
value within the Development. It is noted that landscaping will be required to consider any bushfire
implications to the proposed Development and therefore habitat creation may be limited in certain parts of
the Development.
4.5.3 Potential environmental outcomes
The clearing proposed represents approximately 14% of the 195.3 ha of bushland within the BF 325 site.
The north-south connectivity of BF 325 will be retained through the area to the east of the Site. BF 325 will
consequently remain a connective link for local fauna. While the number of animals utilising the Site may
be reduced, the rehabilitation of the surrounding areas will mitigate the impact to habitat in the local area.
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4.6 Bushfire risk
4.6.1 Concept Plan consideration
The Concept Plan for the proposed Development achieves the criteria outlined in the Guidelines for
Planning in Bushfire Prone Areas (WAPC 2017). Adequate separation is provided between proposed
habitable buildings and coastal vegetation via an Asset Protection Zone (APZ) in the form of public roads,
driveways and car parks surrounding proposed buildings. Bushfire protection criteria for location, siting
and design of development, vehicular access and water supply as per SPP 3.7 will be achieved as
detailed in the BMP supporting the IS (Strategen-JBS&G 2019).
4.6.2 Management
To achieve compliance with the full suite of bushfire planning requirements, the following items will be
implemented in the detailed design phase:
• location of habitable buildings in areas that have a Bushfire Attack Level (BAL) rating of BAL-29
or lower
• where required (residential buildings), construction of proposed buildings to relevant BAL rating
construction standards as per AS3959
• provision of appropriate vehicle access including a minimum of two access/egress points in
different directions
• provision of adequate water for fire-fighting purposes
• maintaining appropriate fuel loads within Asset Protection Zones within roadways (Strategen-
JBS&G 2019).
These measures are detailed in the BMP, which will be updated as required to support future planning
stages.
4.6.3 Potential environmental outcomes
Provided that these management measures are implemented at the subdivision/ development stage, the
development is anticipated to meet the bushfire planning and management requirements of SPP3.7 and
the associated Guidelines.
4.7 Construction management
4.7.1 Aspects requiring management
Management of terrestrial construction will be addressed through the preparation of a Construction
Environmental Management Plan (CEMP) at the subdivision stage. Aspects of terrestrial construction to
be addressed in the CEMP include protocols for management of:
• noise and vibration
• dust management
• vegetation and terrestrial fauna management, including clearing management
• surface and groundwater management
• waste management
• hydrocarbons and hazardous material management
• Cultural Heritage management
• fire management
• access and visual amenity management.
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The CEMP will also outline the roles and responsibilities of the construction team with respect to
environmental management. Separate construction management plans will be developed for the marine
portion of the Development, based on the outcomes of the PER process.
4.7.2 Management framework
For each aspect, potential impacts, performance objectives and indicators, proposed management
measures (control measures), monitoring and reporting, and contingency plans will be identified and
discussed in detail within the relevant protocols.
Environmental incidents or public complaints related to environmental matters will be managed through an
Environmental Incident Response Management Protocol.
Adherence to the protocols within the CEMP will be a condition of any construction contracts.
4.8 Other matters
4.8.1 Noise
The Site is located west of a residential area and there are currently are no significant noise sources in the
vicinity of the Site. The Development is not anticipated to be a significant source of noise, except
potentially during the construction phase. The Site is adjacent to a residential area and therefore has the
potential to impact on residents and other sensitive receptors within these areas. The Development will be
subject to provisions of the Environmental Protection (Noise) Regulations 1997 whereby assigned noise
levels will be used to determine the likely impacts of noise on sensitive receptors.
Under the regulations, construction activities are not subject to assigned levels where they take place from
7am to 7pm Monday to Saturday (not Sunday or public holidays). Construction activities are required to be
undertaken in accordance with control of noise practices set out in Australian Standard 2436-1981 Guide
to Noise control on Construction, Maintenance and Demolition Sites.
Once established, the Development will also be subject to provisions of the Environmental Protection
(Noise) Regulations 1997. These Regulations will be considered in the approval of marine industry,
commercial and entertainment land uses within the Development area.
4.8.2 Heritage
The Site does not contain any areas of Aboriginal or European heritage significance. The purported
Vergulde Draeck inscription is considered to be a hoax. Consultation will be undertaken with the WA
Maritime Museum and State Heritage Office WA prior to any removal or relocation of the inscription.
As such, impacts on heritage are not anticipated as a result of the Development.
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5. Summary and conclusions
An environmental evaluation of the terrestrial portion of the Development was undertaken, including an
assessment of existing environmental characteristics of the Site and management and mitigation
measures. In summary, the outcomes of the environmental assessment were:
1. The landform, topography and groundwater conditions are not considered a constraint to site
development. Earthworks will not occur outside of the Concept Plan boundary, with the exception of
minor road battering into BF Site 325.
2. Karstic formations such as solution channels and caverns may occur in the area, but the risk of these
to the development is considered to be manageable. Additional geotechnical investigations will be
undertaken prior to subdivision to ensure that appropriate management measures and building
design techniques are undertaken to manage geotechnical risks.
3. The soils on the site are predominantly calcareous, therefore acid sulphate soils are not anticipated
to occur in the terrestrial portion of the Site.
4. A Detailed Site Investigation has been undertaken which concludes that potential contamination of
the Site is limited to isolated areas containing Potential Asbestos Containing Material (PACM) due to
illegal dumping on the site. This material can be managed through the subdivision process.
5. Vegetation condition on the Site ranges from Completely Degraded (cleared) to Excellent with the
majority (62%) of the total vegetation in Good to Very Good condition, which represents 38.7% of the
total land area within the Concept Plan boundary.
6. Three Priority 3 Priority Ecological Communities (PECs) occur on the Site, being:
• SCP 24: ‘Northern Spearwood shrublands and woodlands’
• SCP 29a: ‘Coastal shrublands over shallow sands, southern Swan Coastal Plain’
• SCP 29b: ‘Acacia shrublands on taller dunes, southern Swan Coastal Plain’.
7. The Development required the excision of approximately 26 ha from Bush Forever.
8. An was prepared to support the MRS amendment which mitigates the proposed clearing within
BF 325, incorporating land acquisition for conservation purposes and rehabilitation of vegetation
surrounding the Development within BF 325.
9. The Site includes a small area (0.43 ha) of Black-Cockatoo foraging habitat that will be cleared as
part of the Development. The Site does not contain any trees suitable for Black-Cockatoo nesting
hollows. The impact of this clearing on Black-Cockatoo has been considered ‘not a controlled action’
under the EPBC Act.
10. The Site contains potential habitat for Quenda, the Black-striped snake and the Rainbow Bee-eater.
11. Impacts on fauna will be mitigated and offset through pre-clearing fauna inspections, rehabilitation
and land acquisition proposed under the NPO.
12. Bushfire risk will be managed through adherence to the SPP3.7 (WAPC 2015) and Guidelines for
Planning in Bushfire Prone Areas (WAPC 2017).
13. A CEMP will be prepared to address the management of terrestrial construction activities on the Site,
including clearing and earthworks.
The environmental impacts of the terrestrial portion of the Development are considered to be able to be
managed through the mitigation and management measures described above.
Environmental assessment and management of the marine portion of the Development has been
assessed by the EPA via a PER,and approved subject to conditions set in Ministerial Statement 1107.
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6. References
Australian and New Zealand Environment and Conservation Council (ANZECC) & Agriculture and
Resource Management Council of Australia and New Zealand (ARMCANZ) 2000, Australian
Guidelines for Water Quality Monitoring and Reporting, National Water Quality Management Strategy
Paper No. 7, Canberra.
Archaeological and Heritage Management Solutions (AHMS) 2015, Indigenous and European Heritage
Investigation, Archaeological Report (Draft), unpublished report to City of Joondalup, March 2015.
Bowman Bishaw Gorham 2002, Vegetation and Flora Assessment Pt Lot 1029, Lots 1032 and 1033
Ocean Reef Road, Ocean Reef, report prepared for City of Joondalup.
Bureau of Meteorology (2019a) Climate Data Online- Hillarys Boat Harbour NTC AWS Station,
Commonwealth of Australia, Available from <http://www.bom.gov.au/climate/data. [20 November
2019].
Bureau of Meteorology (2019b) Climate Data Online- Tamala Park (Mindarie) Station, Commonwealth of
Australia, Available from <http://www.bom.gov.au/climate/data. [20 November 2019].
Department of Biodiversity, Conservation and Attractions 2019, Priority Ecological Communities for
Western Australia Version 28. Available via: https://www.dpaw.wa.gov.au/images/documents/plants-
animals/threatened-
species/Listings/Priority%20ecological%20communities%20list%20_Jan%202019.pdf
Department of Environment and Conservation (DEC) 2010, Definitions, Categories and Criteria for
Threatened and Priority Ecological Communities, Government of Western Australia, Perth.
Department of Environment and Conservation and Department of Health (DEC and DoH) 2009,
Assessment, Remediation and Management of Asbestos-Contaminated Sites in Western Australia,
Government of Western Australia, Perth.
Department of Environment Regulation (DER) 2014, Guideline Assessment and Management of
Contaminated Sites, Government of Western Australia, Perth.
Department of Parks and Wildlife 2014, Conservation Codes for Western Australian Flora and Fauna,
Government of Western Australia, Perth.
Department of Planning, Department of Fire and Emergency Services and Department of Planning (DoP,
DFES and WAPC) 2015, Guidelines for Planning in Bushfire Prone Areas, Western Australian
Planning Commission, Western Australia.
Department of Transport 2010, Sea Level Change in Western Australia: Application to Coastal Planning,
Department of Transport, Perth.
Golder Associates 2015, Preliminary Geotechnical Investigation: Ocean Reef Marina, unpublished report
to City of Joondalup, September 2015.
Government of Western Australia (2000), Bush Forever Volume 2 – Directory of Bush Forever sites,
Available from hhtp://www.planning.wa.gov.au/publications/5911.asp.
Keighery B 1994, Bushland plant survey: a guide to plant community survey for the community, Wildflower
Society of Western Australia, Perth, Western Australia.
Landgate 2014, Map Viewer [Online], Western Australian Land Information Authority, Available from:
https://www.landgate.wa.gov.au/bmvf/app/mapviewer/ [8 Jan 2015].
Mattiske Consulting 2000, Flora and Vegetation Assessment of Lot 1029 and Bushplan Site 325, City of
Joondalup, report prepared for The Planning Group.
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JBSG56726-124188 R010 Ocean Reef Marina EAMS Rev 3
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Mattiske Consulting 2013, Level 2 Flora and Vegetation Survey of the Proposed Ocean Reef Marina
Survey Area, report prepared for Strategen.
Natural Area Management Services 2008, Vegetation Condition, Ecological Community and Flora Search
Report, Ocean Reef Marina, report prepared for the City of Joondalup.
SMEC Australia Limited & Natural Area Management Services 2009, Additional Flora Survey, Northern
Portion of Proposed ORM Development Site, report prepared for the City of Joondalup.
Standards Australia 1981, Australian Standard 2436-1981 Guide to Noise control on Construction,
Maintenance and Demolition Sites, Standards Australia, Canberra.
Standards Australia (SA) 2009, Australian Standard AS 3959–2009 Construction of Buildings in Bushfire-
prone Areas, Standards Australia, Sydney.
Strategen 2014, Site Inspection – Carnaby’s Black-Cockatoo habitat mapping, internal memo dated 18
March 2014.
Strategen-JBS&G 2019, Ocean Reef Marina Development Local Water Management Strategy, report
prepared for DevelopmentWA.
Strategen 2016a, Ocean Reef Marina Development Detailed Site Investigation, report prepared for City of
Joondalup.
Strategen 2016b, Ocean Reef Marina Bush Forever Negotiated Planning Outcome, report prepared for
City of Joondalup.
Strategen-JBS&G 2019, Bushfire Management Plan (Improvement Scheme), Ocean Reef Marina, report
prepared for DevelopmentWA.
Threatened Species Scientific Committee (TSSC) 2016, Environment Protection and Biodiversity
Conservation Act 1999 (EPBC Act) (s 266B) Approved Conservation Advice (incorporating listing
advice) for the Banksia Woodlands of the Swan Coastal Plain ecological community. Available via:
http://www.environment.gov.au/biodiversity/threatened/communities/pubs/131-conservation-
advice.pdf
Western Australian Planning Commission (WAPC) 2003, Planning Bulletin No. 64 - Acid Sulphate Soils.
Western Australian Planning Commission (WAPC) 2008, Acid Sulfate Soils Planning Guidelines,
Government of Western Australia, Perth.
Western Australian Planning Commission (WAPC) 2015, State Planning Policy 3.7 Planning in Bushfire-
Prone Areas, Western Australian Planning Commission, Perth.
Western Australian Planning Commission (WAPC) 2017, Guidelines for Planning in Bushfire Prone Areas,
Version 1.3 August 2017, Western Australian Planning Commission, Perth.
Appendix 1
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2021
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320 321322
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329330 331
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532533534 535536 537538 539540 541542 543544 545546 547548 549550 551
Barnett. All areas and dimensions displayed are subject to detail survey.means, electronic, mechanical, photocopying, microcopying or recording without permission in writing from Taylor Burrell Copyright Taylor Burrell Barnett. All rights reserved. No part of this document may be reproduced in any form or by any other
0m
p:
d:
s:Ocean Reef MarinaA Landcorp Project
20 40 60m
17/074/012J
08/08/2019
1:2000@A1
REVISED PREFERRED CONCEPTTown Planning and Design
p: (08) 9226 4276 f: (08) 9322 7879
Level 7, 160 St Georges Terrace, Perth WA 6000 DRAFT Taylor Burrell Barnett
LEGEND
BUS STOP
ACCESS EASEMENT
MRS PUBLIC PURPOSE RESERVATION
MRS OTHER REGIONAL ROAD RESERVATION
BEACH
WATERWAY
OFF-STREET CAR PARKING AREA
TRAILER PARKING AREA
ROAD RESERVE
BREAKWATER (P&R RESERVE)
PUBLIC WALKWAY (P&R RESERVE)
PARKS & RECREATION RESERVE
PUBLIC OPEN SPACE
MARINE SERVICES AND CLUB
RETAIL & COMMERCIAL
MIXED USE
HIGH DENSITY RESIDENTIAL
LOW/MEDIUM DENSITY RESIDENTIAL
SITE BOUNDARY