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Metro North-West Joint Development Assessment Panel
Agenda
Meeting Date and Time: 4 December 2017; 9:30am Meeting Number: MNWJDAP/193 Meeting Venue: City of Stirling 25 Cedric Street Stirling Attendance
DAP Members Ms Karen Hyde (Presiding Member) Mr Ray Haeren (Deputy Presiding Member) Mr John Syme (Specialist Member) Cr Giovanni Italiano JP (Local Government Member, City of Stirling) Cr Elizabeth Re (Local Government Member, City of Stirling) Officers in attendance Ms Giovanna Lumbaca (City of Stirling) Mr Greg Bowering (City of Stirling) Ms Nina Lytton (Western Australian Planning Commission) Mr Michael Daymond (Western Australian Planning Commission) Minute Secretary Ms Regan Clyde (City of Stirling) Applicants and Submitters Ms Kath Clements Mr Paul Harris Mr Stuart McDonald Mr Samuel Ryan Birmingham Ms Jocelyn Ryan Ms Maria Coate (International School of WA) Mr Daniel Lees (TPG + Place Match) Mr George Ashton (TPG + Place Match) Mr David Muir (Department of Education) Mr John Fischer (Department of Education) Mr Richard Shallcross (Department of Finance) Mr Sinisa Stikic (T&Z Architects) Mr Peter Leighton (T&Z Architects) Members of the Public / Media Nil
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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
Cr David Boothman JP (City of Stirling)
3. Members on Leave of Absence
Nil
4. Noting of Minutes
The Minutes of Metro North-West JDAP meeting No. 192 held on 29 November 2017 were not available at time of Agenda preparation.
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
Member/Officer Report Item Nature of Interest Cr Elizabeth Re 8.1 Impartiality Interest Cr Re works on a casual basis for WA Education Department, aware of application as City of Stirling Councillor and resides within the Doubleview Ward.
7. Deputations and Presentations
7.1 Ms Kath Clements presenting against the application at Item 8.1. The presentation will address concerns of the proposal’s impact on the neighbouring tree canopy, issues with zoning and the Education Department’s Strategy proposal.
7.2 Mr Paul Harris presenting against the application at Item 8.1. The
presentation will address the proposed developments impact on amenity and community, loss of trees and non-compliance with the local planning scheme.
7.3 Mr Stuart McDonald presenting against the application at Item 8.1.
The presentation will address traffic concern and non-compliance with local planning scheme.
7.4 Mr Samuel Ryan Birmingham presenting against the application at
Item 8.1. The presentation will address concerns with lack of parking, impact on Open Space and lack of integrity in the planning process.
7.5 Ms Jocelyn Ryan presenting against the application at Item 8.1. The
presentation will address concerns with overcrowding, negative impact on community, traffic congestion and loss of trees.
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7.6 Ms Maria Coates (ISWA) presenting in support the application at Item
8.1. The presentation will address the benefits of the proposed development can bring to the community and Doubleview Primary School.
7.7 Mr Dan Lees (TPG + Place Match) presenting in support the
application at Item 8.1. The presentation will provide additional information sourced and provide responses to the reasons for deferral of the application.
8. Form 1 – Responsible Authority Reports – DAP Applications
8.1a Property Location: Lot 13395, House Number 193, St Brigids
Terrace, Doubleview Application Details: Proposed Educational Establishment -
International School of Western Australia Applicant: Department of Education Owner: Minister for Education Responsible authority: City of Stirling DAP File No: DAP/17/01213
8.1b Property Location: Lot 13395 (193) St Brigids Terrace, Doubleview Application Details: Shared Facilities Within the Redevelopment of
the Existing Doubleview Primary School to Facilitate the Relocation of the International School of Western Australia
Applicant: Department of Education Owner: Minister for Education
Responsible authority: Western Australian Planning Commission DAP File No: DAP/17/01213
9. Form 2 – Responsible Authority Reports – Amending or cancelling DAP
development approval
Nil
10. Appeals to the State Administrative Tribunal
The following State Administrative Tribunal Application has been received:
City of Stirling – Lot 20 (99) Flora Terrace and Lot 21 (24) Lawley Street, North Beach – Proposed Mixed Use Development
11. General Business / Meeting Closure
In accordance with Section 7.3 of the DAP Standing Orders 2017 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment.
Form 1 - Responsible Authority Report (Regulation 12)
Property Location: Lot 13395, House Number 193, St Brigids Terrace, Doubleview
Development Description: Proposed Educational Establishment - International School of Western Australia
DAP Name: Metro North-West JDAP Applicant: Department of Education Owner: Minister for Education Value of Development: $14.6 million LG Reference: DA17/1718 Responsible Authority: City of Stirling Authorising Officer: Ross Povey, Director Planning and Development DAP File No: DAP/17/01213 Report Due Date: 24 November 2017 Application Received Date: 8 September 2017 Application Process Days: 78 days Attachments: Attachment 1:
Development Application Plans (all date stamped 8 September 2017 unless otherwise stated): a. Detail Survey – DE.001 (rev A)b. Demolition Site Plan - DA.A2 (rev 2)c. Overall Site Plan - DA.A1 (rev 6) received 31 October
2017 d. Proposed Site Plan – Site Usage - SK102 (rev B)e. Secondary Block – Ground Floor Plan - DA.A3 (0)f. Secondary Block – First Floor Plan - DA.A4 (0)g. Secondary Block – Elevations - DA.A5 (0)h. Drama / Visual Arts – Floor Plan - DA.A6 (0)i. Drama / Visual Arts – Elevations and Sections - DA.A7
(0)j. Toilet Block – Floor, Roof and Ceiling Plan, Elevations
and Sections - DA.A10 (0)k. Primary School Block 1 – Ground Floor Plan - DA.A11
(0)l. Primary School Block 1 – Elevations - DA.A12 (0)m. Primary School Block 2 – Ground Floor and Roof Plan
- DA.A13 (0)n. Primary School Block 2 – Elevations and Sections -
DA.A14 (0)o. Toilet Block – Existing Floor Plan and Elevations -
DA.A15 (-)p. Bicycle Parking, Bin Store - DA.A17 (1)q. Site Elevations - DA.A18 (0)r. Artist Impression - SK510 (rev A)s. Artist Impression - SK511 (rev A)t. Existing Tree Plan – DA.L01 (rev D)u. Proposed Soft Landscape Tree Plan – DA.L02 (rev B)
Attachment 2: Aerial Location Plan
Attachment 3: Metropolitan Region Scheme Zoning Map
Attachment 4: City of Stirling Local Planning Scheme No. 3 Zoning Map
Attachment 5: Applicant’s Justification: a. Applicant’s Planning Report received 8 September
2017 b. Applicant’s Cover Letter dated 8 September 2017c. Eastern Car Park Turning Circle Sketch – SK04 (rev E)
received 31 October 2017d. Applicant’s Response to Submissions received 6
November 2017
Attachment 6: Western Australian Planning Commission’s Responsible Authority Report considered by the Metro North-West JDAP on 31 July 2017
Attachment 7: Minutes of the Metro North-West JDAP meeting on 31 July 2017
Attachment 8: Metro North-West JDAP Determination dated 25 January 2017 (DA16/1900) for the Replacement Educational Establishment (Doubleview Primary School)
Attachment 9: Minutes of the Ordinary Council Meeting on 14 November 2017
Council Recommendation:
That the Metro North-West JDAP resolves to:
Refuse DAP Application reference DAP/17/01213 and accompanying plans (Attachment 1) for the Proposed Educational Establishment at Lot 13395, House Number 193, St Brigids Terrace, Doubleview, in accordance with Clause 68 (2) of the Planning and Development (Local Planning Schemes) Regulations 2015 and the provisions of Clause 10.3 of the City of Stirling’s Local Planning Scheme No. 3, for the following reasons:
1. The proposed Educational Establishment (International School) is inconsistentwith the ultimate intended purpose of the reserve being for a Primary School;
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2. The development will have an adverse effect on the amenity and character of thelocality; and
3. The development proposes the removal of significant trees, including 24 Tuarttrees (which are relic species and worthy of retention) and other vegetation toaccommodate the proposed development.
Officer Recommendation:
That the Metro North-West JDAP resolves to:
Approve the DAP Application reference DAP/17/01213 and accompanying plans (Attachment 1) for the Proposed Educational Establishment at Lot 13395, House Number 193, St Brigids Terrace, Doubleview, in accordance with Clause 68 (2) of the Planning and Development (Local Planning Schemes) Regulations 2015 and the provisions of Clause 10.3 of the City of Stirling’s Local Planning Scheme No. 3, subject to the following conditions:
1. The development is to comply in all respects with the attached approved plans,as dated, marked and stamped, together with any requirements and annotationsdetailed thereon by the City. The plans approved as part of this application formpart of the planning approval issued.
2. A maximum of 350 students shall be accommodated at the International Schoolof Western Australia at any one time, to the satisfaction of the City.
3. The school hours of the International School of Western Australia are to becoordinated with the co-located Doubleview Primary School to ensure that start,break and finish times do not overlap, to the satisfaction of the City.
4. The exit crossover to Car Park 4 is to be modified to force left out only, with “noright turn” signage provided, to the satisfaction of the City.
5. Any loss of on-street parking bays as a result of new or modified vehicle accesspoints requires the provision of replacement on-street parking bays at the ownerscost, to the satisfaction of the City. (Refer Advice Note 2)
6. Stormwater from all roofed and paved areas shall be collected and contained on-site. Stormwater must not affect or be allowed to flow onto or into any otherproperty or road reserve.
7. All land indicated as landscaped area on the approved plans (Attachment 1) anddetailed in the Landscaping Report dated 24 August 2017, being developed onpractical completion of building works to the satisfaction of the City. All existingtrees are to be protected during construction through the provision of treeprotection zones in accordance with the approved plans (Attachment 1) and alllandscaped areas is to be maintained in good condition thereafter.
8. Vehicular parking manoeuvring and circulation areas indicated on the approvedplan being sealed and drained, all parking spaces being marked out andmaintained in good repair to the satisfaction of the City of Stirling.
9. Air conditioning units, ducts and other services shall be screened from view.
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10. Adequate lighting being provided to communal pathways and parking areas to the satisfaction of the City.
11. Any outside lighting to comply with Australian Standards AS 4282-1997 for the
control of obstructive effects of outdoor lighting and must not spill into any adjacent residential premises.
12. Crossover/s shall be designed and constructed in accordance with the City’s
Local Planning Policy 6.7 – Parking and Access. Crossovers are to be installed prior to occupancy or use of the development.
13. No walls fences or letterboxes above 0.75 metres in height to be constructed
within 1.5 metres of where; i. walls or fences adjoin vehicular access points to the site, or ii. a driveway meets a public street, or iii. two streets intersect,
unless the further approval of Council is obtained. 14. All parking bays, areas and ramps are to comply with Australian Standards
AS/NZS2890.1 and AS2890.2 The number of disabled car parking bays and their design and layout are to comply with Australian Standards AS/NZS2890.6:2009 (Off-street Parking for People with Disabilities) and the Building Code of Australia (Volume 1 section D3.5).
15. A minimum of 46 bicycle parking spaces are to be provided on-site within the
bicycle compound and designed in accordance with Australian Standards AS/NZS 2890.3:2015, prior to the completion of the development.
16. Pedestrian pathways providing wheelchair accessibility connecting all entries to
buildings with the public footpath and car parking areas, to comply with Australian Standards AS/NZS1428.1-2009 (Design for access and mobility – General requirements for access – New building work).
17. A Site Management Plan is to be submitted to the City prior to commencement of
works. The Site Management Plan shall address dust, noise, waste management, storage of materials, traffic and site safety/security. The Site Management Plan is to be complied with for the duration of the construction of the development.
18. A Traffic and Parking Management Plan to the satisfaction of the City is required
to be submitted by the applicant prior to occupation of the development. 19. A “Kiss and Drive” drop off/pick-up drive through facility accessed from St Brigids
Terrace is to be provided and managed on-site, to the satisfaction of the City. 20. Any existing crossovers not included as part of the proposed development on the
approved plan are to be removed. New kerbing to be installed and the verge shall be reinstated to the satisfaction of the City of Stirling.
Advice Notes The following Advice Notes are also recommended: a. All works within the road reserve require separate approval through the City’s
Engineering Design Business Unit.
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b. With respect to Condition 5, the proposed new crossovers along FlamboroughStreet and Grand Promenade will result in the loss of existing on-street parkingbays.
c. All works relating to the children’s crossing be removed require separateapprovals through the Children's Crossings & Road Safety Committee.
d. All construction works must comply with the requirements of the EnvironmentalProtection Act 1986 and the Environmental Protection (Noise) Regulations 1997.Noisy construction work outside the period 7:00am to 7:00pm Monday toSaturday and at any time on Sundays and Public Holidays is not permitted unlessan approved Noise Management Plan for the construction site has been issued.
e. If any changes or additions are proposed to the school canteen, the schoolcanteen is required to comply with the Food Act 2008 and associated FoodStandards Code. Proposed school canteen plans are to be submitted to City’sHealth Business Unit for assessment. The following details will be required tosupport the application:
i. Two copies of scale floor plans showing the position of all fixtures andequipment (scale 1:50);
ii. Two copies of scaled sectional elevation plans showing the position of allfixtures and equipment;
iii. Finishes of every wall, floor and ceiling;iv. Indication of hot and cold water supply and waste water services;v. Location of all sinks including hand washbasin;vi. Provide details of ventilation and exhaust system servicing the premises;
f. All street trees adjoining the subject land that are not conditioned for removal areto be retained and protected throughout the duration of the development. Shouldthese trees die, decline, be damaged or are removed, charges will apply as perthe City’s Street and Reserve Tree Policy. Part of or all of the Verge Bond maybe retained to cover the associated costs and further penalties and/or legal actionmay occur. It is the responsibility of the applicant to ensure that the site surveyplan is correct as any inaccuracy of the plans will not be considered justificationfor removal of the trees in the event that their positions are incorrectly shown.The removal of street trees without the written approval of the City is an offenceunder the City of Stirling Public Places and Thoroughfare Law 2009.
Details: outline of development application
Zoning MRS: Urban Reserve LPS: Public Use: Primary School Use Class: Educational Establishment Strategy Policy: Not Applicable Development Scheme: Not Applicable Lot Size: 58,378m2 Existing Land Use: Educational Establishment
Replacement Educational Establishment (Doubleview Primary School)
A Form 1 Development Assessment Panel (DAP) application for the Replacement Educational Establishment (Doubleview Primary School) on the subject site was referred to the City on 28 September 2016 (DAP/16/01122 and DA16/1900 refers).
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On 31 October 2016, the City provided its referral response to the Responsible Authority, being the Department of Finance – Building Management and Works. On 12 December 2016, the Metro North-West JDAP moved a procedural motion to defer this application. On 25 January 2017, the Metro North-West JDAP resolved to approve the development subject to conditions (refer Attachment 8).
A Form 2 application made under Regulation 17A of the DAP regulations for modifications to Condition 11 of the DAP application for the Replacement Educational Establishment (Doubleview Primary School) on the subject site was referred to the City on 2 March 2017 (DAP/16/01122 and DA17/0400 refers). On 3 March 2017, the City provided its referral response to the Responsible Authority, being the Department of Finance – Building Management and Works. The applicant elected for this Form 2 application to be determined by the Responsible Authority in accordance with Regulation 17A (1) of the DAP regulations. On 17 March 2017, the Department of Finance – Building Management and Works approved the Form 2 application with an amended Condition 11.
Proposed Educational Establishment (International School of Western Australia)
A Form 1 DAP application for the Proposed Educational Establishment (International School of Western Australia) on the subject site was referred to the City on 24 May 2017 (DAP/17/01213 and DA17/0902 refers). On 30 June 2017, the City provided its referral response to the Responsible Authority, being the Western Australian Planning Commission (WAPC) and the WAPC considered the City’s comments within its Responsible Authority Report (refer Attachment 6). On 31 July 2017, the Metro North-West JDAP moved a procedural motion to defer this application (refer Attachment 7).
At its meeting on 31 July 2017 the Metro North-West JDAP resolved as follows:-
That the Metro North-West JDAP resolves to defer DAP Application DAP/17/01213 to be reconsidered as soon as possible, to allow for additional information to be presented to the panel and considered by the Responsible Authority as detailed below:
• Legal advice on the ability of the panel to approve private primaryand secondary elements of education on the public primary schoolreserved site and if the development meets the definition of “publicworks”.
• Revised plans demonstrating the retention of additional matureand semi mature trees of good condition including tuarts, and areview of the access and parking arrangements and location oftransportable buildings which impact the existing trees andretention of existing trees in proposed garden beds and landscapeareas.
• To confirm site coverage.• To review bicycle parking provisions.
REASON: To ensure the panel has a head of power to approve, and that variations identified by the applicant at the meeting relating to additional vegetation for retention and new planting is reviewed by the responsible authorities and that consistent information is provided on all application plans relating to landscape, engineering, development and parking.
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The applicant’s response to the deferral reasons listed above is contained with Attachment 5b of this report.
On 8 September 2017, following advice from the Department of Planning, Lands and Heritage the DAP Secretariat confirmed that City of Stirling is to be the Responsible Authority for the non-public works component of this proposed development, being the parts of the development used exclusively by the International School of Western Australia (ISWA). The DAP Secretariat also confirmed on 8 September 2017 that the WAPC is to be the Responsible Authority for the public works component of this development, being the parts of the development shared by ISWA and Doubleview Primary School which includes the new health and physical education centre, the new cricket nets and school hardcourts and the new shared bin storage area. This required a new Form 1 DAP application to be lodged.
A Form 1 DAP application for the Proposed Educational Establishment (International School of Western Australia) on the subject site was lodged and referred to the City on 8 September 2017 (DAP/17/01213 and DA17/1718 refers). On 1 November 2017, the City provided its referral response for the public works component of this development to the Responsible Authority, being the WAPC.
Details: outline of development application
This report relates to the Form 1 DAP application for the non-public works component of this proposed development which was submitted to the City on 8 September 2017 (DAP/17/01213 and DA17/1718 refers).
A summary of the Form 1 application is provided as follows: • The demolition of various existing Doubleview Primary School buildings and
car parking areas, as indicated on the demolition plan provided.• The retention and refurbishment of:
o Teaching Blocks 1 and 2, for the purpose of providing general learningareas for the kindergarten, pre-primary and primary components of theinternational school;
o The existing school library building; ando The existing multi-purpose covered assembly, canteen, music and art
building, in order to provide drama, music and art facilities.• The construction of:
o A new two storey secondary school teaching block comprising 12general learning areas, various specialist learning areas,administration and staff facilities;
o A new visual arts building that will connect the refurbished library anddrama buildings;
o Two transportable buildings that are to be relocated from the existingISWA site;
o A new stand-alone toilet block for the primary component;o A new bicycle storage facility, providing a total of 66 bays; ando Three new on-site car parking areas, providing a total of 80 on-site car
parking bays.
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• Various landscaping and paving works, including new turfed areas, gardenareas, nature play spaces and the planting of new trees. Replacement cricketnets are provided at the perimeter of the shared use oval to the southwest ofthe site.
• Sections of new 2.1 metre high garrison fencing between the schoolbuildings, so as to provide a secure lock down area for the school to ensurethe safety of students and staff. The height and style of the proposed fencingis consistent with the fencing to be provided to the replacement DoubleviewPrimary School.
• The two schools will share the use of the oval to the southwest of the site, aswell as the school hardcourts and sports hall facilities provided.
• The initial lease of the new school premises will be to the International Schoolof WA however, the site and all facilities will remain in the ownership of theState.
Legislation and Policy: Legislation
• Planning and Development Act 2005• Metropolitan Region Scheme (MRS)• City of Stirling Local Planning Scheme No. 3 (LPS 3)• Planning and Development (Local Planning Schemes) Regulations 2015
Local Planning Policies
The following policy documents are applicable to the development: • Local Planning Policy 4.1 – Reserves and Other Zones Design Guidelines• Local Planning Policy 6.2 – Bicycle Parking• Local Planning Policy 6.6 – Landscaping• Local Planning Policy 6.7 – Parking & Access
Local Planning Scheme No. 3
Clause 3.4 – Use and Development of Local Reserves
3.4.1 A person must not - a) use a Local Reserve; orb) commence or carry out development on a Local Reserve, without first
having obtained planning approval under Part 9 of the Scheme.
3.4.2 In determining an application for planning approval the Council is to have due regard to - a) the matters set out in Clause 10.2;b) the ultimate purpose intended for the Reserve.
3.4.3 In the case of land reserved for the purposes of a public authority, the Council is to consult with that authority before determining an application for planning approval.
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Local Planning Policies
Local Planning Policy 4.1 – Reserves and Other Zones Design Guidelines
The City’s Reserves and Other Zones Design Guidelines policy (LPP 4.1) contains the following objectives:
• To ensure that any development does not adversely affect the amenity ofsurrounding properties;
• To ensure that any development be of a similar scale and bulk of surroundingproperties; and
• To ensure that any new uses do not have an adverse impact on the amenityof surrounding properties.
Local Planning Policy 6.2 – Bicycle Parking
The City’s Bicycle Parking policy (LPP 6.2) contains the following objectives:
• To facilitate the development of adequate bicycle parking facilities;• To ensure the provision of end of journey facilities; and• To encourage the use of bicycles for all types of journeys.
Local Planning Policy 6.6 – Landscaping
The City’s Landscaping policy (LPP 6.6) contains the following objectives:
• To promote improved landscaping provision and design;• To improve the visual appeal of development, screen service areas and
provide a buffer to boundaries;• To provide shade and ‘green relief’ in built up areas; and• To promote more environmentally sustainable landscaping.
Local Planning Policy 6.7 – Parking & Access
The City’s Parking and Access policy (LPP 6.7) contains the following objectives:
• To facilitate the development of adequate parking facilities;• To ensure safe, convenient and efficient access for pedestrians, cyclists and
motorists;• To ensure that a major parking problem is unlikely to occur;• To ensure that car parking areas and accessways do not have a detrimental
impact on the character and amenity of an area; and• To ensure that an oversupply of parking does not occur that discourages
alternative forms of transport and is detrimental to the urban design andcharacter of the locality.
Clause 67 of Planning and Development (Local Planning Scheme) Regulations 2015 – Matters to be considered by Local Government
The City is to have due regard to the matters contained under Clause 67 of the Planning and Development (Local Planning Scheme) Regulations 2015 when exercising its discretion and the following matters are considered most relevant to this application:-
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b. the requirements of orderly and proper planning including any proposed localplanning scheme or amendment to this Scheme that has been advertisedunder the Planning and Development (Local Planning Schemes) Regulations2015 or any other proposed planning instrument that the local government isseriously considering adopting or approving;
c. any approved State planning policy;g. any local planning policy for the Scheme area;j. in the case of land reserved under this Scheme, the objectives for the reserve
and the additional and permitted uses identified in this Scheme for the reserve;m. the compatibility of the development with its setting including the relationship of
the development to development on adjoining land or on other land in thelocality including, but not limited to, the likely effect of the height, bulk, scale,orientation and appearance of the development;
n. the amenity of the locality including the following -(i) environmental impacts of the development;(ii) the character of the locality; and(iii) social impacts of the development;
p. whether adequate provision has been made for the landscaping of the land towhich the application relates and whether any trees or other vegetation on theland should be preserved;
s. the adequacy of –(i) the proposed means of access to and egress from the site; and(ii) arrangements for the loading, unloading, manoeuvring and parking of
vehicles; t. the amount of traffic likely to be generated by the development, particularly in
relation to the capacity of the road system in the locality and the probable effect on traffic flow and safety;
x. the impact of the development on the community as a whole notwithstandingthe impact of the development on particular individuals;
y. any submissions received on the application; andza. the comments or submissions received from any authority consulted under
clause 66.
Consultation: Public Consultation
Public consultation has been undertaken in accordance with the City’s Consultation Procedure. The 21 day consultation period commenced on 2 October 2017 and concluded on 23 October 2017. Letters were sent to owners and occupiers within a 100m radius of the subject site, a notice was placed on the City’s website and signs were erected on-site on 2 October 2017 by the Applicant at all street boundaries, being St Brigids Terrace, Flamborough Street, Ewen Street and Grand Promenade.
During the public consultation period a total of 84 submissions were received, which comprised 49 submissions objecting to the proposal, 33 submissions supporting the proposal and two (2) conditional submissions. The submissions are summarised with their relative locations in the table below.
Submissions Received
Within 100m of site
More than 100m from subject site All Submissions
SUPPORT 0% 39.29% 39.29%
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Submissions Received
Within 100m of site
More than 100m from subject site All Submissions
OBJECT 17.86% 40.48% 58.33%
OTHER (Not stated / no opinion / 'conditional')
1.19% 1.19% 2.38%
The issues raised in the objections and conditional submissions received during the advertising period have been summarised in the table below.
Number of times
issue raised
Issue Officer Comment
30
Removal of mature trees, existing landscaping and loss of green space / lack of open space in Doubleview
The property is owned by the Department of Education. The property is not reserved ‘public open space’ under the City’s LPS 3. Bennett Park is located 130m from the subject property, which is approximately a 1 minute walk, is reserved ‘public open space’ under the City’s LPS 3 and is over 53,000m2 in area.
The landscaping considerations are discussed in further detail later in this report.
29 Impact of traffic, congestion and overflow parking in the local area
Car parking numbers comply with the City’s Local Planning Policy 6.7 – Parking & Access.
The traffic report submitted with this application has been assessed by the City’s technical officers and is discussed later in this report.
20 Two schools on the subject site / intensification of the subject site / shared facilities
The land use consideration is discussed in further detail later in this report.
15 Inconsistent information regard 350 capacity
The planning report submitted with this application states that the proposed capacity for this proposal is 350 students.
Notwithstanding the above, in light of the concerns raised in the submissions the City sought further clarification from the applicant who has confirmed that the total number of students is proposed to be 350 students for the International School of Western Australia.
A condition has been recommended requiring a maximum of 350 students be accommodated at the International School of Western Australia.
15 The International School of Western Australia should remain
The City is required to assess the proposal on the subject site against the relevant
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in City Beach or be located at another site
planning framework.
12 Secondary school land use on Primary School reserved land
Land use considerations are discussed in further detail later in this report.
11 Oval will be secured and not always publicly accessible
The site is owned by the Department of Education and securing the site is a consideration for the landowner. There are no planning provisions that require the school oval to be publicly accessible.
10
Issue with infill development occurring in the local area and impacts of traffic and illegal parking on the local area
The City is required to assess the proposal on the subject site against the relevant planning framework. Infill development that has occurred in the local area has been the subject of separate approvals.
8 Size of the recreational area per student is insufficient
There are no planning provisions that prescribe a minimum recreational area per student.
8 Insufficient parking Car parking numbers comply with the City’s Local Planning Policy 6.7 – Parking & Access.
6 The proposed school will impact the future additions / expansion of Doubleview Primary School
The City is required to assess the proposal on the subject site against the relevant planning framework.
The future growth plans are matters for the Department of Education, as the landowner. Should Doubleview Primary School propose to expand, separate approvals are required to be obtained.
6 Inadequate traffic assessment and lack of traffic management plan
The traffic report submitted with this application has been assessed by the City’s technical officers.
5 Issue with the independent private school in the local area / not public works
The applicant was required to obtain advice regarding the nature of the works, which is contained in Attachment 5.
This application has been submitted in response to the advice which identified the reason planning approval is required under the City’s LPS 3 for the non-public works components of the development.
5 Issue with infill development occurring in the local area and impacts on open space
The City is required to assess the proposal on the subject site against the relevant planning framework. The infill development that has occurred in the local area has been the subject of separate approvals.
4 Concerns regarding the future growth and impacts as a result of the future student population
The future growth plans are matters for the Department of Education, as the landowner. Should Doubleview Primary School or the International School of Western Australia propose to expand, separate approvals are required to be obtained.
4 Issue with previously approved developments on the subject site
The City is required to assess this application against the relevant planning framework on its merits.
4 Fencing will prevent public access to the site
The site is owned by the Department of Education and securing the site is a consideration for the landowner. There are no planning provisions that require the site
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to be publicly accessible. The car parking areas are required to be publicly accessible at all times which is depicted in the fencing plan.
3 Prevent the building of community in the local area
The development is considered to positively contribute to the community by way of providing educational options as well as employment opportunities for teaching staff that will service the local and wider community.
3
The International School of Western Australia operational times will impact on availability of recreation areas for the local community
The site is owned by the Department of Education and securing the site is a consideration for the landowner. There are no planning provisions that require the schools recreation areas to be publicly accessible.
3
Lack of consideration of community consultation given to objections / lack of community consultation
This application was advertised in accordance with LPS 3. All of the previous Form 1 DAP applications were advertised by the City in accordance with LPS 3, with details provided as follows: • DA16/1900 - Replacement Educational
Establishment - Doubleview Primary School – consultation period from 6 October 2016 to 26 October 2016 (63 submissions and a petition with 138 verified signatures).
• DA17/0902 – Proposed Educational Establishment - International School of Western Australia – consultation period from 7 June 2017 to 28 June 2017 (33 submissions).
All submissions received during the consultation periods for the previous Form 1 DAP applications listed above were forwarded onto the relevant Responsible Authority for their consideration.
3 Issue with concrete parking areas heating the suburb
The landscaping considerations are discussed in further detail later in this report.
2 Number of students
The City is required to assess this proposal on the subject site against the relevant planning framework. The number of students proposed informs the number of car parking bays and bicycle parking spaces required to be provided. As mentioned above, car parking numbers comply with the City’s Local Planning Policy 6.7 – Parking & Access. Bicycle parking spaces comply with the City’s Local Planning Policy 6.2 – Bicycle Parking.
2 Two storey building not similar to surrounding two storey buildings
The proposed two storey building has been designed using colours and materials consistent with dwellings in the local area and is considered to positively contribute to the streetscape and to enhance the amenity
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of the locality consistent with its purpose and setting.
2 Loss of property value Impact on property values is not a planning consideration.
2 Fencing of the school The fencing proposed as part of this application is consistent with the previously approved fencing on the subject site.
2 Public funds being used to construct a facility
Not a planning consideration.
2 Issue with primary students located closely to high school students
Land use considerations are discussed in further detail later in this report.
2 Waste of tax payers money Not a planning consideration.
2 The International School of Western Australia will not benefit local students
Not a planning consideration.
1 Location of the physical education area
The physical education centre does not form part of the non-public works component and therefore does not require approval under the City’s LPS 3 – refer to the Proposed Site Plan – Site Usage contained within Attachment 1. The physical education area is proposed to be shared between the International School of Western Australia and Doubleview Primary School. On 1 November 2017, the City provided its referral response for the public works component of this development to the Responsible Authority, being the WAPC.
Notwithstanding the above, the physical education centre is located 19.6m from the western lot boundary abutting Grand Promenade and is approximately 41m from the nearest residential dwelling, being House Number 275, Grand Promenade, Doubleview located directly opposite the physical education centre. The physical education building will be located behind a single storey building and car parking area. Although the building is greater in height than a single storey building, the building is sufficiently setback and the location of the building in relation to the single storey building and car parking area is considered to moderate the impact of bulk and present a human scale for pedestrians at the street level.
1 Location of the car parking area
The car parking areas have been assessed by the City’s technical officers and are discussed in further detail later in this report.
1 Potential future additions / expansion of the International School of Western Australia
The City is required to assess the proposal on the subject site against the relevant planning framework.
The future growth plans are the responsibility of the Department of Education, as the landowner. Should the
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International School of Western Australia propose to expand, separate approvals are required to be obtained.
1 The development will not contribute to the local area
The development is considered to positively contribute to the streetscape, and enhance the amenity of the locality.
1
Additional parking bays interchangeable as a bus bay with no information regarding management of this bay
The bus bay is to be interchangeable with the proposed seven (7) on-street bays along St Brigids Terrace. All works within the road reserve require separate approval through the City’s Engineering Design Business Unit.
1
Impact from the International School of Western Australia on future development or rebuilding on a residential property
The proposed development is located wholly on the subject site. Any development that occurs on a private residential property is assessed against the relevant planning provisions.
1 Impacts on adjoining properties during construction
A condition has been recommended requiring a Site Management Plan be provided to the satisfaction of the City, prior to the issue of a building permit.
1 Increase in anti-social behaviour as a result of an increase in public car bays
The increase in car parking bays is required to support the proposed development. There is no evidence to suggest that an increase in car parking numbers will contribute to anti-social behaviour.
1
Exposure of young children to dangers related to comingling of age groups (i.e. drugs, sex, alcohol and violence) with two separate administrations
This is not a planning consideration.
1 Three schools on the subject site / intensification of the subject site / shared facilities
The proposal is for an additional educational establishment to the subject site. The subject site also includes the existing educational establishment Doubleview Primary School.
1 Noise and pollution from increased number of people accessing the subject site
Pollution effects not substantiated and are addressed under separate legislation. Noise considerations have been assessed by the City’s health officers as noise is covered by separate legislation. The City’s health officers did not raise any issues with the proposed development in terms of noise, however an advice note is recommended to address construction noise.
1 Issue with local students located closely to international students and parents
This is not a planning consideration.
1 Information in the landscaping plan and Arborist report lacking detail
The landscaping has been assessed by the City’s technical officers and is discussed in further detail later in this report.
1 Lack of reference to Doubleview Primary School heritage
Doubleview Primary School is not State heritage listed or located within a Heritage Protection Area.
1 Overlooking from the two storey building into residential properties
There are no visual privacy provisions within the planning framework for this type of development.
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Notwithstanding the above, the two storey building is located on the corner of St Brigids Terrace and Flamborough Street. The subject site is not adjacent to any residential properties and the two storey building is located across the road from the nearest residential dwellings. The St Brigids Terrace and Flamborough Street road reserves are each approximately 20m in width. The two storey building is substantially setback from the residential dwellings located opposite the subject site.
1
Development does not fit in with the state government and local government amenity, streetscape and liveable neighbourhood strategy
It is not clear what issue/s are raised in this submission. The application has been assessed against the relevant planning requirements as detailed in this report.
The comments raised in the letters supporting the proposal received during the advertising period have been summarised in the table below.
Number of times
comment raised
Comment Officer Comment
33 Support the relocation from City Beach to Doubleview
Noted.
6 Lack of private schools in the area / provides educational choice
Noted.
5 Great opportunity for younger families moving into Doubleview – provides different options.
Noted.
5 Progressive educational curriculum
Noted - not a planning matter.
5 Provides better environment, facilities to students and high quality staff
Noted.
4
The International School of Western Australia provides inclusiveness, family oriented, variety of cultures which enhances the learning experience
Noted - not a planning matter.
3 The International School of Western Australia is a smaller private school
Noted.
2
The development will bring many benefits to the local area as the school has international recognition, provides high quality education, good for local businesses, and provides community social awareness
Noted.
2 Will contribute to the local economy
Noted.
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2 Developer is committed to the retention of as many trees as possible
Noted.
2 Opportunities for students to learn new languages and to become global citizens
Noted - not a planning matter.
1 Investment opportunities locally for internationally companies
Noted - not a planning matter.
1
Local cultures and artists are showcased constantly and the kids are all well-mannered and respectful
Noted - not a planning matter.
1 Opportunities for international exchange
Noted - not a planning matter.
1 Doubleview Primary School is old
Noted.
1 The oval is big enough to be shared between the two schools
Noted.
1 Represents progress. Noted - not a planning matter.
1 Community focussed school Noted.
1
The International School of Western Australia reflects the values of the residents already living in the City of Stirling
Noted - not a planning matter.
1
The International School of Western Australia will attract greater engagement and ability to access facilities within the local neighbourhood
Noted.
1 Aligns with the City’s Strategic Plan
Noted.
1 Support the new plans / design Noted.
1 The International School of Western Australia will bring fun and diversity to the community
Noted.
The applicant’s response to the submissions above is contained with Attachment 5d of this report.
Consultation with other Agencies or Consultants
The City referred the application to the Department of Education in accordance with Clause 3.4.3 of the City’s LPS 3, which states that in the case of land reserved for the purposes of a public authority, the Council is to consult with that authority before determining an application for planning approval. No comments were received following the conclusion of the consultation period.
Internal referrals were undertaken as a part of the City’s assessment, with all received responses forming part of the City’s consideration of this application.
Planning Assessment: The development application has been assessed against the City’s Local Planning Scheme No. 3 and relevant Local Planning Policies. The planning assessment part of
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