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 27 August 2020. Closing date: 27 August 2020 Follow project

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 Thursday 27 August 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)
  • Ask a question

    Main Street Co-op asked

    20 July 2020
    The local development plan states that public plazas may be privately owned (Clause 3.2 b) and that they are to be landscaped to the satisfaction of the City of Stirling (Clause 3.2a iii). The local development plan also states that all new development is required to upgrade or construct the adjacent portion of road reserve (Clause 4.1 b and c). This appears to shift the costs of delivering public plaza and streetscape enhancements proposed by the Urban Design Strategy to landowners, in effect being developer contributions. A comment we often hear about Main Street is that some buildings are run down. Renewal of private land is something that will be important for the centre. o Did the feasibility study undertaken by the City of Stirling (for the corner carpark site, which suggests that redevelopment is currently not feasible at the densities proposed by the strategy) take these developer contributions into consideration? o Has the City undertaken any financial modelling to determine the impact of these additional development costs on the likelihood of renewal of private land? o Would these additional development costs be likely to make renewal of private land on Main Street unviable, therefore meaning that the community will not see any substantial changes to the area because it is financially unviable for landowners to invest in redevelopment?

    City of Stirling

    7 August 2020
    A privately owned public plaza on the hotel site will be required to be built and maintained by the owners of the site. The public plaza will provide the site with a high amenity space that will add value to their future development. The plaza on this site doesn’t have to be constructed until total redevelopment of the site occurs. In terms of the public plaza on the car park site it is currently proposed to be on land that is in Government ownership and the intent is that this will remain on land owned by the government. Therefore any development of a town square on this site would have to be funded through public money. Upgrading the roads to match the cross sections outlined in the draft Local Development Plan only applies to local streets. It excludes Main Street, Hutton Street or Royal Street, as these streets will all be upgraded by the City when funding becomes available, if they are not already built to the cross sections outlined in the draft Local Development Plan. In terms of local streets the upgrades mainly relate to the provision of on street parking by private developments at the stage of development. Private developers are allowed to put their visitor bays in embayed on street parking bays. This policy is in place across much of the City of Stirling and has been in operation for over 5 years now with a generally favourable response from stakeholders. Implementation of these requirements has already been considered and can be readily achieved via the provisions of Draft State Planning Policy 3.6 – Infrastructure Contributions (SPP3.6), which states that “Contributions can be sought from developers and landowners for infrastructure items to support the orderly development of an area to cater to additional demand from increased population, or to facilitate development and redevelopment of areas identified in strategic planning instruments for consolidated urban growth”. Therefore the requirements of the draft Local Development Plan are readily contemplated by the State planning framework. A Development Contribution Plan is not required for the road upgrade requirements identified in the draft Local Development Plan as these are identified as standard infrastructure in SPP3.6, and therefore capable of being facilitated through the subdivision and development process.
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    Main Street Co-op asked

    20 July 2020
    If the public plaza on the carpark site is privately owned in future, what does this mean for community use and maintenance? Would the community have to ask private owner permission to hold events in the space, and how would this be managed if a future development was in strata ownership? How would maintenance of the privately owned space be guaranteed? Would private ownership be a viable outcome if future landowners do not want to take on liability and ongoing maintenance for public use of private land?

    City of Stirling

    7 August 2020
    The draft Local Development says it may be privately owned, not that it has to be privately owned. The reference that a plaza may be privately owned is more so in relation to the hotel public plaza to allow flexibility in their future redevelopment. The car park public plaza is not envisaged to be privately owned as it is proposed to be on land owned by the Government. If you feel that modifications would be appropriate to allow for a distinction between the two, it is important these be pointed out in the feedback you provide.
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    Main Street Co-op asked

    20 July 2020
    What is the difference between a civic space and public plaza (both separately defined in the local development plan), when there is only a set of provisions for public plaza (applicable to both the carpark and hotel sites), and no provisions for a civic space? The Urban Design Strategy proposes a public plaza on the public car parking site which is separate to the recommendation of the Strategy to “encourage publicly accessible private open space with development incentives into future redevelopment of hotel site, given its locality at the core of the town centre and the confluence of pedestrian routes in this location”. It could be suggested that there is a key difference in the role, size, and design of a public plaza versus private open space encouraged on a development site. Why are these two, distinct spaces subject to the same provisions in the local development plan?

    City of Stirling

    7 August 2020
    The draft Local Development Plan treats the two public plaza sites the same. From discussions with members of the public during the advertising period, we expect this to be something that will be raised in the submissions received. If you feel that modifications would be appropriate, it is important these be pointed out in the feedback you provide. The draft Local Development Plan is just that, a draft – the City values and welcomes feedback from the public on all aspects of the document in order to refine and improve upon the contents prior to it being finalised.
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    Alex asked

    14 July 2020
    Hi, I'm keen to know what options have been considered for Main Street (the actual road infrastructure). I believe the success of the Main Street precinct is largely dependent on the ultimate use and design of the road. Currently Main Street is a very hostile & car dominated environment which offers no benefit or amenity for pedestrians or cyclists. Options to slow down private vehicles and introduce pedestrian and cycle infrastructure should be considered. This will also encourage future development to better interact with the street as opposed to the current situation whereby the buildings are setback behind parking areas. This will also allow the visual amenity of the area to be enhanced. Examples such as Beaufort Street of Albany Highway should be considered in the future planning of Main Street. These roads carry similar volumes of traffic, however have been designed in a manner whereby the road reserve is shared for multiple modes of transport. Thanks.

    City of Stirling

    22 July 2020
    Thanks for your question. The City absolutely agrees that the planning matters cannot be considered in isolation of the parking and traffic considerations. This is why the Main Street Urban Design Strategy and associated Transport Plan, which were approved by Council in February 2020, have already considered this in significant detail. The Urban Design Strategy identified the key parking and transport actions as follows: a. Introduction of a wider area 40km/hr speed zone via a staged approach. b. Reconfiguration of on-street parking, embayed parking and bus stop embayments. c. Reconfiguration of pedestrian crossing points for crossovers and installation of two additional pedestrian signal crossings in the study area. d. Improvements to cyclist connectivity through the development of a Safe Active Street along Waterloo Street with connections to Main St. e. Removal of the give-way left turn slip lane from Hutton Street to Main Street and introduction of traffic calming on nearby streets to discourage rat running. f. Use of on-street traffic calming and management such as cushions or vertical deflection treatments throughout the area, including the potential use at Main Street intersection with Hutton Street. g. Introduction of a right turn pocket into Eldorado Street from Main Street North to assist in improving turning movements in and out of Eldorado Street. h. Preparation of a Parking Management Plan to determine the requirement for public parking. Council have provided a 2020/21 budget of $200,000 for works in the Main Street centre so a number of these measures will be implemented within the coming 12 months. It will be these measures, along with redevelopment of the private lots in accordance with the Scheme Amendment and Local Development Plan, which will cumulatively realise the vision of the Urban Design Strategy.
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    Main Street Co-op asked

    6 July 2020
    The Urban Design Strategy includes an initiative to “Create civic spaces that are useable, enjoyable, safe, activated and meet contemporary design principles. Redevelopment of the municipal car parking site on the north-west corner and the Hotel site on the south-east corner of Main Street and Hutton Streets to include public plaza areas that meets the optimal size to achieve the above mentioned requirements.” • What is the basis of the 400m2 to 1,000m2 size range included in the local development plan for this plaza? • Does the City have any examples of 400m2 public plazas that would be considered meet the requirements of the Urban Design Strategy and are large enough to be suitable for community events?

    City of Stirling

    17 July 2020
    The public plaza size proposed in the Local Development Plan requires “a minimum dimension of 10 metres and not be less than 400m2 or greater that 1,000m2 in area”. Given the potential redevelopment of these sites would only be in the medium to long term, the size requirements are indicative only. This is why a range has been proposed. In the case of the car park site, the plaza requirements could also be reinforced via other legal means given it is owned by the City and the State Government. Council have currently not made any decisions to pursue any redevelopment of the site as it is currently unfeasible to do so. One example of an effective privately owned public plaza is at The Mezz in Mt Hawthorn. This plaza, which takes the form of a pedestrian laneway, has a minimum dimension of approximately 10m and total approximate area of 650m2. The space incorporates alfresco and play opportunities, and also hosts regular markets, musicians and community events. Another example is the plaza at Whitfords City, which is an area of approximately 450m2 (excluding adjoining restaurant alfresco areas). Within the City of Stirling, the Mirrabooka town square has an area of approx. 600m2.
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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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