CockburnCoast - Western Australian Planning Commission

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<strong>CockburnCoast</strong> Table 2.3: Structure plan yields Total structure plan area DEDUCTIONS FOR CALCULATING NET SITE AREA D1 Primary school site D2 Foreshore reserve D3 Beeliar Park Reserve D4 Pump station site D5 Freight rail reserve D6 Mixed business D7 Commercial/community node D8 Regional road reserves D9 Rockingham Road area Total deductions Gross subdivisible area (GSA) Deduct 38% roads, drainage and POS Net subdivisible area (NSA) Table 2.4: Potential dwelling yield 331.6 hectares 1.5 hectares 32.24 hectares 99.67 hectares 0.62 hectares 11.4 hectares 3.8 hectares 0.6 hectares 25.3 hectares 17.1 hectares 192.23 hectares 139.37 hectares 52.96 hectares 86.41 hectares Estimated yield (number of dwellings) Residential land 3350 Mixed use land 1400 Local activity nodes 100 Total 4850 Potential dwelling yield assumes residential build out of the South Fremantle landfill site and chalet village in accordance with option B as shown in Figure 6.6. 2.5 Special development areas 2.5.1 South Fremantle Power Station special development area A special development area has been allocated to this site and its surrounds to acknowledge: • The area’s future function as a commercial, civic and recreational coastal node; • The need for careful and detailed planning to address the design and form of development and linkages to its surrounds; • The scale and importance of the former power station’s regeneration in achieving and influencing the redevelopment of the broader structure plan area; • The complexity associated with redevelopment of the site and its surrounds; and • The opportunity to provide a substantial amount of employment land. The location and form of the centre are determined by certain critical factors, in particular the existing power station building, the relationship and proximity to the modified coastal setting and relationship to the road network. The precinct has been identified as the main activity centre within the district structure plan due to these factors; however the detailed planning will need to address: • Creation of an iconic urban coastal setting; • The potential relocation or reconfiguration of the existing switchyard and the associated overhead power lines; • Local retail, civic and entertainment functions within the context of the site; • Creation of a main street environment to provide an attractive and safe pedestrian environment which links the transit stop to the power station building and its associated urban beach setting; • The potential for development to occur over the freight rail line in a ‘land bridge’ format; • Maintaining the prominence and historic value of the power station; • Creation of suitable linkages to Port Coogee and provision of an appropriate urban form interface; • Provision of parking, accessible by the regional road network, to service the precinct and peak requirements; and • Creation of an identifiable and accessible centre which services both the local community needs as well as significant visitors from the district and region. A detailed planning framework is required to address these elements; however the key issues of the power station building and the substation will require particular attention by government for any outcome to be achieved. There is significant opportunity and expectation in regards to the role of the power station building; however redevelopment of the power station and its immediate surrounds is complicated by a number of issues, including heritage status and its scale and infrastructure, which will require careful management and coordination. 2.5.1.1 Building ownership Verve Energy, the retail arm of the State Government-owned electricity business, currently owns the site. The building’s future function is not associated with power generation at a commercial scale and therefore any redevelopment of the building will be dependant on the asset being sold or transferred to a relevant agency or body. The appropriate agency or body is partially dependent on the implementation framework adopted, as outlined in Chapter 3; however the scale and importance of this site requires early intervention. Should a redevelopment authority be established, district structure plan 15
<strong>CockburnCoast</strong> this would be the appropriate body to coordinate and facilitate development. If such a body is not established, the role could be undertaken by WAPC/DP, Department of Works or LandCorp, possibly in the form of a joint venture with the private sector. 2.5.1.2 Heritage An interim listing of the South Fremantle Power Station on the State Register of Heritage Places has lapsed in recent years. It is considered that formal listing of the Power Station on the Register may be appropriate to secure the heritage values of the place into the future. To this end, any person or organisation may nominate a place for entry on the Register of Heritage Places, for consideration by the Heritage Council. Should a listing be put in place, any proposed alterations, additions or new development would require approval from the Heritage Council, and would need to be in harmony with the place's cultural heritage value. Irrespective of the heritage listing, the South Fremantle Power Station building is a significant component of the district structure plan, owing to its physical dominance and uniqueness. Retention of the power station is therefore of critical importance. As such, a suite of heritage principles identified through the structure planning process, in conjunction with a heritage architect, to ensure that the heritage values of the site are retained and the significance of the place interpreted appropriately in the evolution of the building and its curtilage from their current state: 1. Retention of the existing facades and windows of the original (current) building structure – it may be possible to modify retained steel window frames. 2. Retention of the link between the building and the foreshore, lagoon and ocean. 3. Retention of the relationship and curtilage between the power station and existing coal storage area and open area to the north-east of the building (partly enclosed by the control room wing). 4. Retention of the remaining original structure and expose this where possible. 5. Develop a large internal central space in any redevelopment (up to the current roof level) to interpret the internal size and scale of the original building. This would also provide the necessary light and ventilation to internal areas. It is recommended that this space extend to an existing external wall. 6. Retain and expose where possible the vertical wall separating the boiler hall from the turbine hall – this should form part of the large internal central space in any redevelopment. 7. New development should be constructed of new material that is contemporary and not identical, but complementary to the rendered façade of the original building. The additional elements should continue the planar cubic form of the existing building and not extend beyond the vertical plane of the façade below it. 8. Climate control should be designed on the inside of existing or new window openings and not protrude outside the plane of the new façade. It is recommended that an indoor-outdoor zone around the inside perimeter of the existing building be developed to provide sheltered outdoor space and a zone of climate control. External projections, screens and other structures beyond the plane of the external surface of the building are not recommended. 9. There is a possibility to add additional space to the top of the building and the opportunity to interpret the four original steel smoke stacks should be encouraged. New towers should be four in number with massing that is similar to the original towers and no higher than the original towers (approximately 20 metres above the roof slab), should this concept be explored further. 10. Use of the large roof area and top of the perimeter wall to install solar PC collectors and wind turbines to produce renewable energy for the building and electrical grid is strongly recommended, as it interprets and continues the original purpose and use of the power station. 11. It is recommended that the roof be developed with a sod topping and grass with a stormwater collection system to filter and recycle possible salt and pollution-laden rain and recycling this for use in the building (toilet/secondary water supply). The grass area can also be used as a rooftop common recreation space for occupants and visitors. 2.5.1.3 Land use mix and regeneration principles The sheer scale of the power station building presents difficulties in terms of potential uses and tenure. A comprehensive planning and feasibility assessment will be required to be undertaken for the site to provide an appropriate use or mix of uses and form which will reflect the importance and iconic nature of the building. Although inappropriate to presume the outcomes of this assessment, public benefit and proper planning should be applied in establishing the framework and parameters of such an assessment. Preliminary investigations undertaken as a part of the structure plan have shown the area is too large for any one particular use, and suggests that the development capacity could provide for a mixture of the following uses: • A range of community uses; • A mix of residential and commercial uses, along with a boutique hotel or short-stay apartment component; and • Cafés, restaurants and bar, tourist and festival retail and a small element of convenience retail on the ground floor and a mezzanine level of the main building. 16 district structure plan
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CockburnCoast 4.7 The project manag
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ROAD FREEWAY GEOCENTRIC DATUM OF AU
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CockburnCoast 5.6 Population foreca
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FREEWAY GEOCENTRIC DATUM OF AUSTRAL
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CockburnCoast Table 5.4: Summary of
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CockburnCoast • Port Catherine De
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CockburnCoast 5.10.5 Clontarf Hill
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CockburnCoast Figure 6.2: Soil prof
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CockburnCoast Figure 6.3: Vegetatio
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CockburnCoast Bush Forever Bush For
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CockburnCoast Table 6.2: Reclamatio
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CockburnCoast Figure 6.6: Aborigina
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CockburnCoast 6.4 European heritage
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CockburnCoast Table 6.7: Integrated
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CockburnCoast Other roads All the e
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CockburnCoast • provides best pra
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CockburnCoast 7.4.3 SPD1 Bushland C
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GEOCENTRIC DATUM OF AUSTRALIA ST NA
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STREET DOURO JEAN STREET ROAD HEALY
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CockburnCoast Figure 8.1: Process f
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CockburnCoast Table 8.1: Sustainabi
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CockburnCoast Appendices - glossary
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CockburnCoast Appendix A: glossary
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CockburnCoast Structure plan A plan
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CockburnCoast 17. Hiss, Tony (1990)
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CockburnCoast district structure pl
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CockburnCoast - Western Australian Planning Commission

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