Main Street District Centre

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The City is proposing to change its planning framework for the Main Street District Centre. The following two documents have been prepared to enable these changes which are open for public comment until Thursday 16 July 2020. Closing date: 16 July 2020 Follow project
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Local Planning Scheme No. 3 - Amendment 112

The purpose of proposed Scheme Amendment No. 112 is to implement the recommendations of the Main Street Urban Design Strategy. The Strategy outlined a long term planning framework for redevelopment the Main Street District Centre and proposed Amendment No.112 seeks to implement this by proposing the following changes:

  • Introduce a Special Control Area for the Main Street District Centre area. This will enable the establishment of specific precinct-based development requirements relating to road widening, the provision of minimum building heights and a mandatory residential component
  • Recode the existing ‘Residential R30’ and ‘Residential R40’ area to introduce an ‘R-AC0’ code to facilitate better designed buildings with more landscaping, supported by a Local Development Plan
  • Rezone the existing ‘Mixed Use’ area to ‘District Centre/R-AC0’ to reflect its District Centre status and to facilitate mixed use redevelopment, supported by a Local Development Plan
  • Rezone House Numbers 223 and 223A Main Street (the carpark on the northwest corner of the Hutton/Main Street intersection), from ‘Civic R40’ to ‘District Centre/R-AC0’ to facilitate its potential future redevelopment. Note that the rezoning of these lots  simply represents a first step in the potential redevelopment scenario and would not ‘lock in’ this outcome, as actual redevelopment of the car park would require and be subject to significant further investigations, rermoval of utility services, road closures, legal arrangements and Council decisions
  • Rezone House Number 181 Hutton Street from ‘Residential R40’ to ‘District Centre/R-AC0’ to reflect its non-residential use and to incorporate it into the Main Street District Centre.

Main Street District Centre Local Development Plan

The draft Local Development Plan includes specific development control provisions (such as, building heights, plot ratio, lot boundary setbacks and car parking requirements) for all lots within the Amendment No. 112 area.

The purpose of the Local Development Plan is to guide and control future development in the area, including:-

  • Introducing four building types - three for the various residential typologies and one for the central Main Street mixed use area. The variety of building types helps the plan to respond to different street characteristics;
  • Establishing building envelopes to ensure that building heights and setbacks can be tailored to ensure that impact on the amenity of adjoining landowners is minimised
  • Increasing the area for trees and deep soil zones.

What is a Planning Scheme?

A Planning Scheme is a legal document that guides the development and use of land within an area. All development in the area has to, by law, comply with the Planning Scheme.

What does a Scheme Amendment do?

A Scheme Amendment makes changes to the Planning Scheme.

What does this Scheme Amendment do?

The purpose of proposed Scheme Amendment No. 112 is to implement the recommendations of the Main Street Urban Design Strategy, which was adopted by Council on 25 February 2020. The Strategy outlined a long term planning framework for redevelopment the Main Street District Centre and proposed Amendment No.112 seeks to implement this by proposing the following changes:

  • Introduce a Special Control Area for the Main Street District Centre area. This will enable the establishment of specific precinct-based development requirements relating to road widening, the provision of minimum building heights and a mandatory residential component
  • Recode the existing ‘Residential R30’ and ‘Residential R40’ area to introduce an‘R-AC0’ code to facilitate better designed buildings with more landscaping, supported by a Local Development Plan
  • Rezone the existing ‘Mixed Use’ area to ‘District Centre/R-AC0’ to reflect its District Centre status and to facilitate mixed use redevelopment, supported by a Local Development Plan
  • Rezone House Numbers 223 and 223A Main Street (the carpark on the northwest corner of the Hutton/Main Street intersection), from ‘Civic R40’ to ‘District Centre/R-AC0’ to facilitate its potential future redevelopment. Note that the rezoning of these lots  simply represents a first step in the potential redevelopment scenario and would not ‘lock in’ this outcome, as actual redevelopment of the car park would require and be subject to significant further investigations, removal of utility services, road closures, legal arrangements and Council decisions
  • Rezone House Number 181 Hutton Street from ‘Residential R40’ to ‘District Centre/R-AC0’ to reflect its non-residential use and to incorporate it into the Main Street District Centre.

What is a Local Development Plan?

A Local Development Plan is a document which sets out specific site and development standards for the future development of land within an area.

What does this Local Development Plan do?

The purpose of this Local Development Plan is to guide and control future development in the area, including:

  • Introducing four building types - three for the various residential typologies and one for the central Main Street mixed use area. The variety of building types helps the plan to respond to different street characteristics
  • Establishing building envelopes to ensure that building heights and setbacks can be tailored to ensure that impact on the amenity of adjoining landowners is minimised
  • Increasing the area for trees and deep soil zones.

The following table outlines the key development standards proposed for each typology:

TypologyDescriptionBuilding heightPlot ratioStreet setback
Attached (A2)Located in the proposed District Centre zone, within the core Main Street commercial precinct. 

Base - 4 or 5 storeys

Bonus - 6 storeys
2.5 or 3.0

Min 2m

Max 3m
Detached (D1)Located in the proposed Residential R-AC0 zone, to the rear of peripheral lots fronting Main Street. 

2 or 3 storeys

0.8 or 1.16m

Detached (D1A)

Located in the proposed Residential R-AC0 zone, fronting Main Street but to the north of the core commercial precinct. 

3 or 4 storeys

1.0 or 1.36m
Detached (D1B)Located in the proposed Residential R-AC0 zone, to the rear of the central commercial lots fronting Main Street. 

3 or 4 storeys

1.0 or 1.33m

 

Which lots are affected by the Scheme Amendment and Local Development Plan?

The lots subject to the Scheme Amendment and Local Development Plan are identified in the adjacent Figure. Further details on the modifications proposed for a specific lot/s can be found in the Scheme Amendment and Local Development Plan documents. 

Who can submit a Scheme Amendment and/or Local Development Plan?

A Scheme Amendment and/or Local Development Plan can be submitted by, or on behalf of a land owner. The City can also propose a Scheme Amendment and/or Local Development Plan. In this case, it is the City which has proposed Amendment No. 112 and the associated Local Development Plan.

Why has Council decided to advertise this Scheme Amendment and Local Development Plan?

The proposed Scheme Amendment was considered by Council on 24 March 2020 and Council resolved to proceed to advertise the Amendment. Council also resolved to proceed with the advertising of the proposed Main Street District Centre Local Development Plan. For this reason, the City is now advertising Scheme Amendment No. 112 and the Local Development Plan for public comment.

How is a Scheme Amendment processed?

When a Scheme Amendment is submitted or instigated by Council, Council has to decide whether to advertise it for public comment or not. If Council decides to advertise a Scheme Amendment, the City will consult on the proposal with the local community. The ‘type’ of the Scheme Amendment will determine how long it is advertised for. In this instance, the Amendment is a Standard Amendment which requires a 42 day advertising period.

When advertising has closed, Council has to consider any comments received and make a recommendation to support or not support the Scheme Amendment.

The Minister for Planning makes the final decision on whether the Scheme Amendment is approved or not.

How is a Local Development Plan processed?

When a Local Development Plan is submitted or instigated by Council, Council is generally obliged to proceed with advertising it for public comment.

The City will consult on the proposal with the local community. Local Development Plans are required to be advertised for a minimum of 14 days, however in this instance the advertising period will be the same as the Scheme Amendment, being 42 days.

When advertising has closed, Council has to consider any comments received and make a decision to approve or not approve the Local Development Plan.

What can I do if I want to comment on the documents that are being advertised?

You can let Council know your views on the proposed Scheme Amendment and Local Development Plan. You must tell the City this in writing, giving the reasons for your views on the Scheme Amendment and Local Development Plan. The City must receive your submission by Friday 17 July 2020.

You can provide your comments in the online survey above

You can also email your comments to the City at cityplanning@stirling.wa.gov.au or write to the City at:

City of Stirling

25 Cedric Street

Stirling WA 6021

Once your submission is received, it will be acknowledged in writing. All submitters will then be kept informed on when the Scheme Amendment and Local Development is referred to Council, and when a decision om the Scheme Amendment is made by the Minister for Planning.

What comments can I make?

The City is keen to hear the views of all residents in the area, and wants the community to be able to freely express it’s views on the proposal.

However, when Council considers the comments received, it must consider the planning merits of the proposal, and the planning issues that have been raised during public consultation.  The City asks that comments be limited to those directly related to the planning merits or impacts of the proposed Scheme Amendment and Local Development Plan.  Examples of the issues that can be considered valid planning considerations include:

  • The requirements of orderly and proper planning including any proposed local planning scheme or amendment to this Scheme that has been advertised under the Planning and Development (Local Planning Schemes) Regulations 2015 or any other proposed planning instrument that the local government is seriously considering adopting or approving
  • The compatibility of the development with its setting including the relationship of the development to development on adjoining land or on other land in the locality including, but not limited to, the likely effect of the height, bulk, scale, orientation and appearance of the development
  • The amenity of the locality including the following:
    • (i) environmental impacts of the development
    • (ii) the character of the locality
    • (iii) social impacts of the development.
  • The adequacy of: 
    • (i) the proposed means of access to and egress from the site
    • (ii) arrangements for the loading, unloading, manoeuvring and parking of vehicles.
  • 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;
  • The impact of the development on the community as a whole notwithstanding the impact of the development on particular individuals
  • Any submissions received on the application.

The City’s officers must balance the comments received with an assessment of the likely impacts of the proposal, and must be satisfied that there is a factual or realistic basis to the opinions expressed on a proposal.

  • Matters that cannot be considered valid planning reasons for objecting to a proposal include:
  • Perceived loss of property value
  • Private disputes between neighbours including access & egress and easements
  • Impact of construction work
  • Trade competition concerns (in most circumstances)
  • Matters that is controlled under other legislation.

What happens once Council makes a decision on the Scheme Amendment and Local Development Plan?

Following the advertising of the Scheme Amendment and Local Development Plan, the City’s officers will review all of the comments that we receive and will prepare a report to Council on the outcomes of the advertising. Council must then make a decision to support the Scheme Amendment, support the Scheme Amendment with modifications, or not to support the Scheme Amendment. With regards to the Local Development Plan, Council must make a decision to approve or refuse the Local Development Plan.

Once this decision has been made, we will send Scheme Amendment No.112 to the Minister for Planning who makes the final decision on a Scheme Amendment. This process can take several months and the City will advise you of the Minister’s decision when it is known.

The Minister for Planning can decide to approve the Scheme Amendment, approve the Scheme Amendment with modifications, or refuse the Scheme Amendment.

If the Minister for Planning decides to approve the Scheme Amendment, notice of this decision will be published in the Government Gazette, and comes into effect on the date the notification of the Minister’s decision is published. From this date, it becomes a legal requirement of the Local Planning Scheme

What is "Plot Ratio"?

Plot ratio is the ratio of the total floor area of a building to the area of the site. For example a plot ratio of 1.0 means that the floor area is equal to the site area. Some areas of the building are excluded from the calculation of plot ratio including lift shafts, underground parking, machinery rooms and bin storage areas. The purpose of having a plot ratio requirement is to control the amount of development permitted on a site.

What development standards are proposed for my site?

Development standards, including requirements relating to building height, setbacks and plot ratio, for properties within the Main Scheme Amendment area vary depending on location. Generally for the Residential R-AC0 lots, height is limited to two to three storeys, and for the proposed District Centre lots, height is permitted for up to 6 storeys subject to good design, and will be required to be a mix of residential and commercial uses. To discuss your site and how this may affect your property please give the City Planning team a call on 9205 8555.

What does "Residential R-AC0" mean?

R-AC0 stands for 'Residential - Activity Centre 0'. This type of density code is typically applied to land located within or in close proximity to an activity centre, such as a shopping strip or business precinct. Development on land zoned Residential R-AC0 is controlled by a Local Development Plan which contains the relevant development standards for the subject area.

What does "District Centre" mean?

District Centre is a zone in the City’s Local Planning Scheme No. 3. The objectives of this zone are:

  • To provide for an extended range of shopping, commercial and community services to meet the weekly needs of the catchment neighbourhoods, and contribute towards the employment needs of the local workforce
  • To ensure the design and siting of development provides a high standard of safety and amenity and contributes towards a sense of place and community.

What is proposed for the car park on the corner of Hutton Street and Main Street?

Amendment No. 112 proposes to rezone the car parking from ‘Civic’ to ‘District Centre/Residential R-AC0’. This will make the zoning of the site consistent with all other commercial lots with the precinct.

The rezoning does not allow the redevelopment and sale of the site in itself.  The site is a combination of road reserve land owned by the State and land owned by the City for a car park. The road reserve owned by the State would have to be closed and the portion of constructed road removed prior to this occurring.  In addition the land has numerous constraints including services in both the State owned land (Road Reserve) as well in the City owned land.  These services would have to be removed prior to any sale or redevelopment of the site.

In order for any of the above steps to take place the Council would have to resolve to undertake all these works as well as purchase the excess road reserve from the State Government.  In order to do this the City would have to prepare a business case and this would have to be advertised publically to the community.  No such decisions have been made.  To undertake all of these steps it would take approximately 3 – 5 years.  There is no market demand at present for this site to be redeveloped to a mixed use development and this market demand is not expected in the next 0 – 5 years.  Any future redevelopment of the site would have to include both a public car park (with the same number of parking bays) as well as a town square.

Useful documents

Document nameDownloadable files
Main Street Local Development Plan Update 2020(PDF)
Amendment 112 - Formal Documentation(PDF)
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To discuss how this project may affect your property, please contact City Planning on (08) 9205 8555.

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