CockburnCoast - Western Australian Planning Commission

CockburnCoast
terrace housing form example
high rise built form
The local structure plan developed for each precinct will need to
identify the location and type of mixed use, which can generally be
categorised as follows:
• Mandatory commercial use, particularly at the ground
floor;
• Non-residential capacity at ground floor; or
• Home-based business.
Mandatory commercial is to be applied in key strategic locations
such as key intersections where activation is required and where
residential uses are not permissible due to buffer requirements to
existing industry. In the remaining locations it will be required that
the buildings are developed to enable non residential at the ground
floor or home-based business.
It is not possible for the district structure plan to specify the types of
commercial uses that should be established in these mixed use
areas. Market demand for residential and commercial uses will
fluctuate over time. And in the case of Cockburn coast will depend
on the progress of surrounding redevelopment. Given that the time
period for redevelopment in the project area could be extensive, it is
not possible to dictate the types of commercial uses, the amount of
floorspace and the number of residential units that should be
established.
Instead, the district structure plan provides a framework for the built
form and the variety of land uses that could be established in the
study area. The mixed use classification creates the opportunity for
a wide variety of commercial uses that are compatible with
residential. Office and commercial floorspace would be appropriate
on the ground floor of the vast majority of street-edge buildings.
There may also be circumstances where small-scale retail uses are
appropriate in strategic locations within the mixed use areas. The
overarching policy position should be to focus core retail activity in
the activity nodes, however such an application should be
considered on its merits. Retail is not viewed as being a prohibited
use in the mixed use land area.
In order to ensure that mixed use potential is created even at the
early stages of development when the market might not yet support
any non-residential use in a particular location, buildings should be
constructed in a robust way that will allow for “retro-fitting”,
particularly of the ground floor, at a later date. All land use and
development proposals in the mixed use areas should be assessed
by the relevant decision-making authority based on this
requirement.
The average density for residential use within the mixed use area is
likely to be R80, although the actual densities will vary and be
dependent on the area and development potential of each individual
site. On this basis, it is expected that the mixed use areas could
accommodate in the order of 1400 dwellings.
The mixed use land within Emplacement precinct has not been
included for the purpose of calculating residential yield, as it is
unlikely that substantial residential will be able to locate close to
existing industrial uses, at least in the medium term. In addition,
those parts of Newmarket precinct which are already developed,
and therefore unlikely to change for some time, have been removed
from the total areas as they will not contribute substantially to the
potential yields.
Suitable uses for mixed use areas
• Residential;
• Small retail, service retail;
• Café, restaurant/bar, prepared foods;
• Commercial, small showroom (smaller than 750 square
metres net leasable area and 20 metres maximum
frontage);
• Office; and
• Community facilities.
Uses not suitable
• Service industrial/service commercial;
• Heavy industrial; and
• Large showroom (greater than 750 square metres net
leasable area), bulky goods retail.
12 district structure plan