shire of 2 0 apr 2011 serpentine jarrahdale · 11838-lp-f1-110301-a figure 1 subject site sjs trim...

Our Ref: II838salI04l4L-SJ

14 April 2011

D Y K S T R A P L A N N I N G

2953 Albany Highway PO Box 316 Kelmscott WA 6991 P: 08 9495 1947 F: 08 9495 1946 [email protected] www.dykstra.com.au

Chief Executive Officer Shire of Serpentine-Jarrahdale 6 Paterson Street MUNDIJONG WA 6123

Attention: Planning Services

Dear Sir/Madam

Proposed Scheme Amendment Lot 502 Butcher Street, Mundijong

I refer to the above and enclose for Council's consideration the required copies of the report and accompanying plans in support of the abovementioned application.

It would be appreciated if you could now process this application and advise of the required planning fees.

Dykstra Planning is committed to ensuring that any issues arising from this application are dealt with in a constructive mamaer, to the mutual benefit of Council and our client. Dykstra Planning will contact Council shortly to introduce the proposal to the Officer allocated to this project.

Should you have any further queries please do not hesitate to contact me at this office.

Yours faithfully

/ - / ^

David Maiorana Planning Manager

SHIRE OF

2 0 APR 2011

SERPENTINE JARRAHDALE

D y k s t r a P t y L t d , A T F T h e T r u s t e e f o r D y k s t r a U n i t T r u s t A B N 7 3 7 4 5 2 3 3 1 4 7 C e r t i f i e d P r a c t i s i n g P lanne r , M e m b e r P lann ing I n s t i t u t e of A u s t r a l i a

SJS TRIM - IN11/5551

SD079.1/12/11

mailto:[email protected]

http://www.dykstra.com.au

SHIRE OF SERPENTINE-JARRAHDALE

TOWN PLANNING SCHEME NO.2

PROPOSED SCHEME AMENDMENT

REZONING OF LOT 502 BUTCHER STREET, MUNDIJONG

FROM “LOCAL SCHEME RESERVE – PUBLIC AND COMMUNITY

PURPOSES” TO “URBAN DEVELOPMENT”

Prepared by:


SD079.1/12/11

Prepared for: Michael Steele

Prepared by: David Maiorana

Date: March 2011

Job No: 10/838

Ref: 110331rzR

Status: Final

Dykstra Planning 2953 Albany Highway KELMSCOTT WA 6111

PO Box 316 KELMSCOTT WA 6991 Phone: (08) 9495 1947 Fax: (08) 9495 1946 Email: [email protected]

Disclaimer: This report has been exclusively drafted. No express or implied warranties are made by Dykstra Planning regarding the research findings and data contained in this report. All of the information details included in this report are based upon the existent land area conditions, research provided and obtained at the time, Dykstra Planning conducted its analysis. Dykstra Planning will not be responsible for the application of its recommended strategies by the Client. Please note that these strategies devised in this report may not be directly applicable towards another Client. We would also warn against adapting this report's strategies/contents to another land area which has not been researched and analysed by Dykstra Planning. Otherwise, Dykstra Planning accepts no liability whatsoever for a third party's use of, or reliance upon, this specific report.


SD079.1/12/11

mailto:[email protected]

Table of Contents

Proposed Scheme Amendment

Lot 502 Butcher Street, Mundijong

1.0 Introduction ..................................................................................................................1

1.1 Purpose of Report ..........................................................................................................1

1.2 Background ....................................................................................................................1

2.0 Site Details ...................................................................................................................2

2.1 Location and Site Description ........................................................................................2

2.2 Zoning and Land Use .....................................................................................................2

2.2.1 Shire of Serpentine-Jarrahdale Town Planning Scheme No.2 ..........................2

2.2.2 Mundijong-Whitby District Structure Plan ........................................................4

2.2.3 Local Planning Policy No.47 – Mundijong-Whitby

Interim Development ..........................................................................................4

2.2.4 Shire of Serpentine-Jarrahdale Municipal Heritage Inventory .........................5

2.3 Servicing ........................................................................................................................5

3.0 The Proposal ............................................................................................................... 6

4.0 Heritage Considerations ..............................................................................................7

5.0 Town Planning Rationale ............................................................................................8

6.0 Conclusion ..................................................................................................................10

Appendix A: Heritage Report

Appendix B: Site Photographs

Appendix C: Mundijong-Whitby DSP

Appendix D: Concept Development Plans (Figures 3-6)


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Dykstra Planning 10/838sa110331rzR Page 1

1.0

Introduction Proposed Scheme Amendment


1.1 Purpose of Report

This submission has been prepared by Dykstra Planning on behalf of Michael

Steele in respect of Lot 502 Butcher Street, Mundijong (“the subject land”). This

report represents an application to Council to initiate the rezoning of the subject

land from “Local Scheme Reserve – Public and Community Purposes” to “Urban

Development” under the Shire of Serpentine-Jarrahdale Town Planning Scheme

No.2 (TPS No.2).

The rezoning will facilitate use of the former Masonic Lodge on the site as a

dwelling, which is not currently provided for under TPS No.2 given the

designation of the land as “Local Scheme Reserve for Public and Community

Purposes”.

The subject land is well placed to accommodate the proposed use of the building in

the context of surrounding landuse. The proposal is also consistent with the

strategic intent of the land reflected in the District Structure Planning being

progressed for the Mundijong-Whitby locality.

This application to rezone Lot 502 Butcher Street is accompanied by Concept

Development Plans which illustrate the intended minor building works to convert

the existing structure to a single house, and is supported by a Heritage Report

(Appendix A) which confirms the suitability of the proposal from a heritage

conservation perspective.

The Scheme Amendment Report includes a description and illustration of the

proposal, provides an evaluation of the relevant town planning, and heritage

considerations applicable to the land, and details the rationale supporting rezoning.

1.2 Background

The owners of the subject land have recently purchased the former Masonic Lodge

from its previous owners - The Grand Lodge of Western Australia of Antient Free

and Accepted Masons.

Records indicate the existing building was transported to its current location on Lot

502 Butcher Street in 1947. It is understood the previous use of the building ceased

some 4 years ago and since this time the building has been vacant.


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2.0

Site Details



2.1 Location and Site Description

Lot 502 Butcher Street is located on the western side of the railway line, directly

opposite the Mundijong Primary School (Figure 1 refers). The site is approximately

500 m north-west of the Mundijong town centre.

The subject land comprises a single lot 2023 m² in area, identified as Lot 502 on

Certificate of Title: Deposited Plan: 59224 Vol: 1622, Folio: 36.

The lot obtains access via its frontage with Butcher Street. The land is surrounded

by Urban Development zoned land to the north, south and west. On the eastern side

of Butcher Street, the land containing the primary school is reserved for Public and

Community purposes.

The subject land accommodates a former Masonic Lodge of timber frame

construction which is located on the south-east part of the lot. The balance of the

site is vacant with the exception of scattered garden trees. An inspection of the

building shows the original part of the building is clad with timber weather boards.

The original roofing has been replaced with Zincalume custom orb sheeting.

The nature of existing land use on the site is depicted on the Aerial Photograph at

Figure 2, and site photographs at Appendix B.

2.2 Zoning and Land Use

2.2.1 Shire of Serpentine-Jarrahdale Town Planning Scheme No.2

The Shire of Serpentine-Jarrahdale TPS No.2 designates the subject land as a “Local

Scheme Reserve – Public and Community Purposes”. Clause 2.3 of the TPS No. 2

states:

“Where an application for planning consent is made with respect to land within a

local reserve, the Council shall have regard to the ultimate purpose intended for the

reserve and the Council shall, in the case of land reserved for the purposes of a

public authority, confer with that authority before granting its consent.”


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Location Plan Lot 502 Butcher St, Mundijong

not to scale

April 11

11838-LP-F1-110301-A

Figure 1

Subject Site


SD079.1/12/11

Aerial Photograph Lot 502 Butcher St, Mundijong

not to scale

April 11

11838-AP-F2-110301-A

Figure 2

Subject Site

Butch

er S

treet


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2.0

Site Details (cont'd)



The Scheme does not specifically stipulate the permissibility of land uses on

reserved land within a land use table, as is the case with zoned land. Accordingly, it

is considered appropriate the Local Scheme Reserve status of the land be amended,

in a manner that reflects the intended purpose of the land and buildings by the

current landowners. The most appropriate zoning for the land would be to include

the land within the Urban Development Zone, consistent with adjoining lots and in

fact the balance of the zoned land within the Mundijong townsite.

The purpose of the Urban Development Zone is to:

“Provide for the orderly planning of large areas of land in locally integrated

manner and within a regional context, whilst retaining flexibility to review planning

with changing circumstances.”

TPS No.2 requires a Structure Plan to be prepared prior to development and

subdivision of land in the Urban Development Zone, except as provided for under

clause 5.18.7.2 and 5.18.7.3 of the Scheme. Clause 5.18.7.2 is applicable to this

proposal, which states as follows:

“Development of a single house on a lot within the “Urban Development” zone

prior to the approval of a Structure Plan is permitted subject to the Council being

satisfied that such development will not have an adverse effect on:-

a) The preparation of a Structure Plan for; or

b) The orderly and proper planning of the area intended for the preparation of a

Structure Plan.”

In this regard, the development of a single house on the lot will result from the

adaptation of an existing building (Masonic Lodge) with works primarily

comprising the reinstatement and addition of windows, and internal building

modifications. No change to the building footprint is proposed nor is it the intention

of the landowners to substantially alter the existing building. Given the historical

interest of the building, it is not anticipated the demolition of the building and

replacement with a new dwelling in a different location on the lot would be

supported by Council.

Hence, the redevelopment of the building facilitated by the proposed rezoning will

in no way compromise the future structure planning of the Mundijong townsite.


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2.0




Clause 7.12 of the Scheme contains development controls pertaining to places

considered to be of Natural Beauty, Historic Buildings, and objects of Historical or

Scientific Interest. Appendix 13 of the Scheme contains a Schedule of Places of

Natural Beauty, Historic Buildings and objects of Historical or Scientific Interest.

The Masonic Lodge on Lot 502 Butcher Street is not included in his Schedule, and

hence the provisions included under clause 7.12 are not applicable in this instance.

2.2.2 Mundijong – Whitby District Structure Plan (DSP)

The Mundijong-Whitby DSP was approved by the WAPC on 22 March 2011,

subject to minor modifications.

The subject land is included within Precinct F of the Mundijong-Whitby (DSP) and

is identified as “Residential” on the DSP, as is all immediately surrounding land.

The DSP identifies Precinct F will require preparation of a future Local Structure

Plan, however this will not be affected by the retention of the existing building on

Lot 502 and its use as a dwelling. A copy of the Mundijong-Whitby DSP is

included as Appendix C.

Hence, the proposed rezoning of Lot 502 to “Urban Development” would be

entirely consistent with the Mundijong-Whitby DSP.

2.2.3 Local Planning Policy No.47 - Mundijong-Whitby Interim Development

The Shire of Serpentine-Jarrahdale has prepared Local Planning Policy No.47,

which has the following objectives:

“1. To provide guidance on development and uses that may be considered within

the Urban Development Zone in Mundijong-Whitby;

2. To ensure that any proposed development is consistent with the Mundijong-

Whitby District Structure Plan;

3. To ensure that development occurs in an orderly and proper manner;

4. To ensure that infrastructure and services may be provided to serve the

existing community; and

5. To enable Council to consider applications from landowners to excise their

dwelling from a larger tract of land.”


SD079.1/12/11


2.0




Part 5.2 of LPP 47 states:

“5.2 Development:

Single House

5.2.2 Development of a single house on a lot shall be considered in accordance

with the Residential Design Codes, and subject to the requirements of the

R10 density code.

5.2.3 Development incidental to a single house on a lot, including outbuildings,

shall be considered in accordance with the Residential design Codes and

relevant Local Planning Policy, and subject to the requirements of the R10

density code.”

Further, Table 1 of LPP 47 states:

“All development, including the erection of a single dwelling house, within the

policy area requires planning approval prior to the commencement of works. This

is a specific requirement of this policy and shall be read in conjunction with

Clause 5.1.2 of Town Planning Scheme No.2, which allows for a policy to specify

whether planning approval is required.

This requirement has been established to facilitate the assessment of proposals and

determine whether such development would have an adverse effect on the

preparation of a future structure plan and the achievement of orderly and proper

planning, consistent with the requirements of 5.18.7.2 of Town Planning

Scheme No.2.”

It is apparent therefore that a future application for development approval would be

required for the building to be converted to a single house in the event the proposed

rezoning was gazetted, and appropriate development controls could be applied as

conditions of approval at this time.

2.3 Servicing

The subject land is accessed via its frontage to Butcher Street. A reticulated water

supply is currently available to service the subject land. Power and

telecommunications infrastructure is already available to service the building from

the Butcher Street road reserve.

There is no reticulated sewer service currently available within the Mundijong

townsite. The existing building is serviced using a conventional onsite effluent

disposal system.

There will be no significant increased demand on these services as a result of the

existing building being adapted for use as a dwelling.


SD079.1/12/11


3.0

The Proposal Proposed Scheme Amendment


The Concept Development Plans at Figures 3 – 6 (Appendix D) depict the

landowner’s intention to adapt the existing Masonic Lodge to a single house. The

proposed works are primarily internal to the building and are intended to preserve

the character and appearance of the building, whilst improving the amenity of the

building for use as a dwelling.

The proposed modifications will provide a functional layout including living areas,

three (3) bedrooms and utility areas and will include a mezzanine level bedroom

with ensuite and storage area, with improved natural light and ventilation provided

by installation of windows. More detailed design work will be submitted as part of

a future application for Development Approval and a Building Licence.

A pre-purchase Inspection Report of the existing building has been undertaken

which confirms the building is structurally sound and could be readily adopted for

use as a dwelling.


SD079.1/12/11


4.0

Heritage Considerations Proposed Scheme Amendment


Palassis Architects have been commissioned by the land owners to prepare a

heritage assessment of the building. A copy of the report is included at Appendix A.

The heritage assessment confirms the proposed rezoning and subsequent adaption of

the former Masonic Lodge for use as a dwelling will not result in any significant

adverse impacts on the heritage values of the building or locality more generally.

The Heritage Assessment outlines a number of measures that could be incorporated

into the dwelling design at a more detailed design stage, to ensure any impact on the

heritage values of the building are minimised. It is expected these elements would

be dealt with at Development Application and Building License stage.


SD079.1/12/11


5.0

Town Planning Rationale



The proposal outlined in this submission has been carefully prepared having regard

to the relevant town planning opportunities and constraints applicable to the subject

land. Support for this proposal is based on the following rationale:

The subject land occurs within the Mundijong townsite within close proximity

to all available townsite services and facilities and hence redevelopment of the

existing building as a single house is entirely logical in this location.

The proposed rezoning and ultimately redevelopment of the existing building

on the site will provide for a more complementary land use, in the context of

adjoining development with improved development controls, than is the case

under the existing designation of the land as a Local Scheme Reserve.

The proposal enables the adaptive reuse of an existing building in a manner that

will retain the original character of the building, via predominantly internal

modifications to the floor plan layout. Given the previous use of the building

has ceased and the building has remained vacant over the past four years, there

is the very real risk that the building condition will continue to deteriorate. The

building could even be subject to vandalism to the extent that the building

could not be retained and would require demolition, if a suitable alternative use

for the building is not found.

The proposed use of the former Masonic Lodge as a dwelling will result in

streetscape improvements including the installation of windows to improve the

opportunity for passive surveillance of the street and adjoining Primary School

playing fields, as well as creating increased variation to the building facade by

lessening the visual impact of blank walls and unbroken roof lines. In addition,

streetscape improvements will be achieved via landscaping and garden

maintenance, as well as improved general building maintenance.

It is pertinent to note that whilst the proposal is to rezone the land from a Local

Scheme Reserve to Urban Development, the land and building itself has never

been available for public use and as such the building is not being changed

from being a public to private asset. The land has, for all purposes, always

been in private ownership and hence, unavailable to the general public. The

land was recently sold on the open market and was not considered to be needed

for public purposes.


SD079.1/12/11


5.0

Town Planning Rationale (cont'd)



In effect, the land remaining as a Local Scheme Reserve is an historic anomaly

which was intended to reflect the previous use of the land. This status under

the Scheme no longer has any relevance given the ownership of the land has

now changed.

The proposed use of the land for a single house is entirely consistent with the

strategic intent for the land included on the approved Mundijong-Whitby

District Structure Plan.

Use of the existing building as a dwelling will in no way compromise the

future planning in this locality, including Local Structure Planning as required

by the Mundijong-Whitby DSP.

All essential services are readily available to the subject land including sealed

road access, a reticulated water supply and power and telecommunications.

The proposed use of the local will not create any significantly increased

demand on these services.


SD079.1/12/11


6.0

Conclusion



This submission has demonstrated, with the assistance of contextual planning and

evaluation by a suitably qualified Heritage Consultant, that the proposal to rezone

Lot 502 Butcher Street, Mundijong to “Urban Development” is consistent with the

orderly and proper planning for the area.

The proposal will facilitate a logical alternative use for the existing building, which

will enable its retention and improvement.

In consideration of the details and rationale outlined throughout this submission,

Council is respectfully requested to progress the rezoning of Lot 502 Butcher Street

from “Local Scheme Reserve – Public and Community Purposes” to “Urban

Development” under the Shire of Serpentine-Jarrahdale Town Planning Scheme

No.2.


SD079.1/12/11

Appendix A: Heritage Report




SD079.1/12/11


SD079.1/12/11

Appendix B:

Site Photographs




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Eastern Elevation of Masonic Lodge (viewed from Butcher Street)

Northern Elevation of Masonic Lodge

Boarded windows are evident which would be reinstated to improve passive solar access


SD079.1/12/11

Western Elevation of Masonic Lodge


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Appendix C:

Mundijong-Whitby DSP Proposed Scheme Amendment



SD079.1/12/11

Final-MW-DSPtoWAPC-December2010.DOCX 23


SD079.1/12/11

Appendix D:

Concept Development Plans Proposed Scheme Amendment


Figure 3 – Development Site Plan

Figure 4 – Existing Floor Plan Layout

Figure 5 – Proposed Floor Plan Layout

Figure 6 – Indicative Streetscape Elevation


SD079.1/12/11


SD079.1/12/11

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