CockburnCoast - Western Australian Planning Commission

CockburnCoast
Chapter 3
Implementation
options
3.1 Implementation
Implementation of the Cockburn coast project presents some
challenges due to the nature of proposed, current and previous land
uses. Staging of development, infrastructure provision/modification,
site remediation and built form require greater coordination in the
context of a brownfields development.
Similar scenarios in Western Australia have been managed through
the use of either existing planning systems, with facilitation by local
government/LandCorp (such as Marlston Hill) or, more commonly,
redevelopment authorities (such as East Perth, Subiaco and
Midland).
The State Government has proposed the creation of a metropolitan
redevelopment authority, but the necessary legislation has not yet
been presented to Parliament. A specific redevelopment authority
could also be created, but legislation would also need to be
promulgated for this to come into effect.
The implementation options are therefore explored within this
context.
Regardless of the implementation mechanism (a redevelopment
authority or use of the existing planning system) it is expected that
the future planning and development of the Cockburn coast would
implement the priority targets and measures established in the
regional framework, and deliver the intent of this district structure
plan.
3.2 Implementation models
3.2.1 Local planning schemes
Under this model the area would be rezoned to a development zone
under the City of Fremantle and City of Cockburn local planning
schemes, following amendment to the MRS. This would
subsequently require the development of local structure plans in
accordance with the relevant scheme provisions to guide
development and provide a mechanism for cost sharing. Under the
requirements of the structure planning provisions, the local structure
plans would be ultimately determined by the WAPC in the context of
the district structure plan.
This is the model commonly applied to urban growth areas such as
Canning Vale and East Wanneroo. However, use of this model in a
brownfield context is less certain given the high level of coordination
required associated with the proposed urban form, potential land
use conflict and site remediation. In addition the substantial funding
required for up-front infrastructure development associated with the
power station and substation require greater government
intervention than normally associated with greenfield development.
The ability to ensure consistency in approach, control development
timing and apply effective cost sharing between local governments
also presents a particular challenge under this model. Structure
planning provisions between the cities of Fremantle and Cockburn
vary within their local planning schemes, as well as variances that
exist within the development requirements.
Within this context, a model based on existing scheme provisions is
considered problematic in delivering the desired outcome. Potential
exists for LandCorp to facilitate the development (as was the case
in Marlston Hill), given the strategic nature of the project. This
hybrid model would be dependent on an appropriate partnership
and funding framework being established.
3.2.2 Joint development scheme
Where development occurs over local government boundaries it is
possible to establish a joint development scheme to coordinate
development requirements and cost sharing. This mechanism has
been applied within the shires of Harvey and Dardanup in the
development of the Australind/Eaton Joint Development Scheme.
As with the use of the local planning scheme option, this scenario
would be subject to amendment of the MRS and a suitable basezoning
being developed within the local planning schemes.
The development and implementation of the scheme would also
require a collaborative framework/management structure being
established between the City of Fremantle and the City of Cockburn.
Although providing a more certain level of consistency between
local governments and the ability to apply cost sharing across local
government boundaries, this approach does not resolve the need
for a high level of coordination or the extent of funding required for
up-front infrastructure development.
Like use of the local planning schemes, this model would require the
participation of a central agency such as LandCorp to achieve the
desired outcome.
3.2.3 Specific redevelopment authority
Redevelopment authorities have been used in a number of
strategically important locations in Perth such as East Perth,
Subiaco, Midland and Armadale. The initial establishment of
redevelopment authorities was to create a specific mechanism to
enable a coordinated approach to deal with brownfield
redevelopment in the context of substantial infrastructure investment
and complexity associated with the sites; as well as the strategic
importance of the site, its ability to provide leadership/demonstration
and the level of government landholdings. It is on this basis that the
legislation sought to provide for a whole of government decisionmaking
tool (through overarching statutory powers) and an ability to
capture and re-invest capital gains associated with development of
the land.
This redevelopment model has proven capacity to be effective in
delivering brownfield redevelopment, as demonstrated by the
success of current projects. The establishment of such authorities
is, however, reliant on significant budgets and lead times, hence
their limited application. Ultimately, the feasibility of applying this
model within Cockburn coast will be dependent on a decision by
Government on the level of broader public benefit derived from the
project.
district structure plan
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