Frequently Asked Questions
- a change in zoning to accommodate a type of development for which the site is deemed suitable;
- a change in the Residential Density Code on the Scheme Maps for a specific location or precinct;
- a change in the wording of Scheme Text (the written part of the local planning regulations); or
- to correct any inconsistency or errors in the Scheme Maps or Scheme Text.
- Amend the Town Planning Scheme No.4 Scheme Map zoning from ‘General Rural’ to ‘Urban Development’ zone;
- Amend the Town Planning Scheme No.4 Scheme Special Control Area Map 3 – Development Areas, to identify the new Structure Plan (Development) Area No.72; and,
- Insert provisions into Town Planning Scheme No.4 Schedule 8 – Development (Structure Planning) Areas, to identify design responses to be addressed in a future Structure Plan, set out management plans that will accompany a future Structure Plan for the precinct, and identify requirements for future subdivision/development.
What is meant by a Scheme Amendment?
A Scheme Amendment is a change to the zoning and/or permissibility of uses within the City's Town Planning Scheme. When an application to rezone land or the City proposes a change to the Scheme, the process is known as a Scheme Amendment. A Scheme Amendment can be proposed by a landowner/s, the City of Armadale or the Western Australian State Government.
Scheme Amendments may be initiated for many different reasons, such as:
What is being proposed in Amendment No.121, and what land is affected?
The amendment proposes to rezone Lots 601 - 606 Balannup Road & Lots 200 - 202 Skeet Road, Harrisdale from the ‘General Rural’ zone to the ‘Urban Development’ zone. The Urban Development zone is used to identify land where a structure plan is required to coordinate further subdivision and development.
The Proposed Structure Plan and the Amendment involve the same precinct area which is bounded by Ranford Road, Skeet Road and Balannup Road.
A location plan of the Proposed Structure Plan and Amendment area is available from the Public Notices/Open for Comment section on the City’s website under the Proposed Structure Plan - Harrisdale North Skeet Balannup Precinct Lots 601 - 606 Balannup Road and Lots 200 - 202 Skeet Road, Harrisdale heading: www.armadale.wa.gov.au
Why is Amendment No.121 being proposed?
The provisions of the Planning and Development Act 2005 requires that the City’s Town Planning Scheme No.4 be consistent with the State Government’s Metropolitan Region Scheme, which is a planning scheme covering the entire Perth Metropolitan Area.
In 2021, based on a number environmental and servicing studies completed by landowner representatives undertaking planning investigations to support rezoning and future structure plan applications, the Western Australian Planning Commission transferred the land from the ‘Urban Deferred’ zone to the ‘Urban’ zone (MRS Amendment 1383/27), which came into effect on 6 August 2021.
Amendment No.121 aims to bring TPS No.4 zoning into conformity with the Metropolitan Region Scheme (MRS) Urban zone by inclusion of the land in the Urban Development zone.
What specifically is included in Amendment No.121?
The following modifications to the TPS No.4 are proposed through Amendment No.121:
What is the ‘Urban Development’ zone?
The Urban Development zone is a zone allowing for more detailed planning/investigations to be undertaken through preparation of a Structure Plan/s. It requires Structure Plan/s to be prepared prior to further subdivision and development.
What is a Structure Plan and why is it needed?
Structure Plans set out the pattern of land use for the area (e.g residential or commercial land uses), infrastructure and facilities such as utilities, roads, open space (including for active sports recreation or for protection/enhancement of environmental features such as bushland or wetland areas/buffers which provide passive recreation opportunities for the future residential community) and sporting/community facilities in new urban areas.
Structure Plans allow for site planning/investigations to be scaled down to more detailed levels in accordance with zoning including any rezoning of land under the MRS and/or TPS. Structure Plans are comprised of a spatial map, a report comprising a Part 1 section (with subdivision/development standards) and a Part 2 section (Explanatory documentation), and Appendices (Reports on engineering, drainage, bushfire management, environmental management and other and technical inputs).
The Structure Plan process can take up to 2 years to complete, with final decision making authority resting with the State Government’s Western Australian Planning Commission.
Structure Plans, once approved by the WAPC, provide landowners with approved framework whereby they can prepare their detailed plans for future subdivision/development. Structure Plans also provide a standard against which local governments and the Western Australian Planning Commission can assess future applications to subdivide and/or develop land.
Planning Consultants representing landowner/s within a proposed Urban Development zone are able to prepare and lodge a Structure Plan application for assessment and consideration by the City and WAPC. Where a WAPC approved Structure Plan covers multiple lots in a precinct the City encourages landowners to work together preparing/implementing their detailed plans for future subdivision and creation of new lots and for future development.
In respect to the proposed Urban Development zone under Amendment 121 the City is advertising a Proposed Structure Plan prepared by landowner representative/s. Following a check of compliance with the Planning and Development (Local Planning Schemes) Regulations 2015 (Regulations) the City is required to advertise the formal Structure Plan application for public review and submissions. Affected and nearby landowners are being notified by letter of the advertising of the Proposed Structure Plan.
Following consideration of the formal Structure Plan and submissions the City will make its recommendations on the formal Structure Plan to the Western Australian Planning Commission (WAPC).
How does the amendment respond to significant environmental values?
The provisions Amendment No. 121 proposes to insert into Schedule 8 – Development (Structure Planning) Area No.72, will guide design responses to be addressed by a Structure Plan. It also identifies the management plans that will be required as part future Structure Plan/s and/or future subdivision/development.
To support rezoning and Structure Plan applications the landowner representatives undertaking land planning investigations prepared various draft Concept Plan iterations at the MRS and TPS application stages and in response to ongoing site investigations and feedback from State Agencies and the City of Armadale.
Following Council’s initiation of Amendment No.121 the Scheme Amendment documentation was referred to the Environmental Protection Authority (EPA) together with the supporting environmental studies and illustration of potential future development outcomes in the form of a draft Concept Plan. The EPA assessment included its consideration of advice/ recommendations provided by the Department of Biodiversity, Conservation and Attractions (DBCA Wetlands Branch). In response to issues raised by EPA/DBCA during the EPA assessment the City proposes to consider further modifications to the Schedule 8 provisions to assist in addressing environmental values and clarifying relevant Schedule 8 provisions. This was assisted at public review phase on Amendment No. 121 by further preparation (iteration) of the draft Concept Plan illustrating a portrayal of possible development outcomes incorporating the EPA’s requirements to address its assessed environmental values in the precinct. Copies of the EPA Notice of Assessment advice, the applicant’s Environmental study and draft Concept Plan were included on the City’s website together with the proposed further modifications to Schedule 8 provisions, which Council will consider when it considers public review submissions and final recommendations on Amendment No.121.
On 28 February 2022 the EPA issued its Notice of Assessment advice on environmental values to be considered/addressed during planning processes. The EPA decision allowed Amendment No.121 to proceed to the public review phase whereby the City invited public submissions on the Amendment No.121 proposal. The submissions period for Amendment No. 121 has closed.
The advertised Proposed Structure Plan also aims to respond to the provisions of proposed Amendment No.121 including the EPA’s requirements to address its assessed environmental values in the precinct.
Will there be a Development Contribution Plan for the Precinct?
The site is located within Development Contribution Area No.3 which sets out mechanisms for land developers in areas of fragmented land/landownership to contribute to the common infrastructure cost items described in the Scheme. These mechanisms assist in the delivery of common infrastructure items such as sporting/community facilities, major roads and other infrastructure.
The City previously advertised a Scheme Amendment (Amendment No.115) to amend the Development Contribution Area No.3 Infrastructure Cost Schedule currently operating in the area.
The statutory framework for the DCP is set out in TPS No.4. In accordance with TPS No.4 urban development within the DCA No.3 area requires landowner contributions towards the cost of providing common infrastructure works.
The coordinated approach established by DCP No.3 has enabled the City to deliver essential infrastructure and facilities to new residential communities in an effective and timely manner since the DCP was first established in 2007.
Amendment No.115 was presented to Council for Final Adoption on 22 November 2021 and is currently pending final decisions by the WAPC and the Minister for Planning.
Further information on Amendment No.115 is available from the Community Consultation section on the City’s website under the Amendment No.115 heading: https://www.armadale.wa.gov.au/community-consultation
Is there a Public Review Period when I can comment on the advertised Proposed Structure Plan and/or Amendment No.121 proposal?
At its meeting on 28 September 2021, Council resolved to initiate Amendment No.121 for the purpose of public review and to call for submissions from the public. The City received notice in February 2022 that
the EPA will not conduct an environmental assessment of the Amendment and can therefore proceed to public advertising.
The submissions period for Amendment No. 121 has closed and Council will consider all submissions received on the proposal during the public review phase prior to making its final recommendations on Amendment No. 121 to the Western Australian Planning Commission.
Similar consideration by the City applies for the advertised Proposed Structure Plan phase.
Who was consulted on proposed Amendment No. 121 and for the advertised Proposed Structure Plan?
All of the landowners that fall within the area identified in the proposed Scheme Map were invited to lodge submissions during the public review phase. Additionally, various state government agencies were also consulted on the proposed amendment. Any person was able to lodge a submission for Council and the WAPC to take into consideration before final recommendations to the Minister for Planning.
Amendment No.121 was advertised through newspaper advertisements and all information was available on the City’s website during the advertising period. Anyone interested in the proposal was able to provide feedback through making a submission by email or in hard-copy form during the advertising period.
Similar consultation applies for the advertised Proposed Structure Plan phase.
How do I provide feedback?
If you wish to comment on the Proposed Structure Plan for the precinct, please complete the Submission Form provided and/or available from the Public Notices/Open for Comment section on the City’s website under the Proposed Structure Plan - Harrisdale North Skeet Balannup Precinct Lots 601 - 606 Balannup Road and Lots 200 - 202 Skeet Road, Harrisdale heading: www.armadale.wa.gov.au
A hardcopy of the Submission Form can also be obtained from the City’s Administration Building at 7 Orchard Avenue Armadale during business hours 8.15am to 4.45pm Monday to Friday, or you may request a copy to be mailed or emailed to you.
You must lodge your submission with the City by the closing date. You can either post the Submission Form back to the City (Locked Bag 2, Armadale WA 6992), deliver it to the City’s Administration Building (7 Orchard Avenue Armadale) or email it to: info@armadale.wa.gov.au
An information sheet with tips on how to write a submission can be found on the City’s website via the link below.
https://www.armadale.wa.gov.au/information-sheets-forms-and-fees-building-planning
When does the Harrisdale North Skeet Balannup Precinct Proposed Structure Plan submission period close?
The advertising period for a Structure Plan is set by the requirements of the Planning and Development (Local Planning Scheme) Regulations 2015.
The advertising period for Harrisdale North Skeet Balannup Precinct Proposed Structure Plan closes at 4.45pm on 24 September 2022.
If you would like to be informed by email when the Proposed Structure Plan and submissions will be going back to a Council meeting for a final recommendation, or other progress on this, please ensure your email address is provided on your Submission Form.
Will the personal details on my submission be released to the public?
The City will not publish your name and address in the Council reports on the outcomes of the Public Review and Submissions Period. However, your full comments may be reproduced and published in planning reports. Note that a schedule of submissions, including the full details of submitters, are provided confidentially to Council if and when the Structure Plan is referred to Council, however, this will not be made available to the public. The schedule and copy of all submissions are also provided to the Western Australian Planning Commission.
If you would like to be informed by email if and when the Proposed Structure Plan and submissions are referred to a Council meeting, or the City makes a recommendation to the WAPC for finalisation, please ensure your email address is provided on your Submission Form.
Will I receive any further notifications on the Harrisdale North Skeet Balannup Precinct Proposed Structure Plan after I lodge my submission?
Structure Plans may take some time following Council’s final recommendation to the State Government’s WAPC for a final decision to be known.
See the FAQ immediately above. The City will also notify all submitters in writing should the WAPC approve the Structure Plan.
What happens next?
After the close of the Public Review and Submissions Period, the City will summarise all submissions received from the public and government agencies and the City will make recommendations to the WAPC either by a delegated authority decision or by a planning report where a Proposed Structure Plan and submissions are referred to Council at a future round of Council meetings. The City can determine to either recommend that the WAPC approve the Proposed Structure Plan, with or without modifications, or to not approve Proposed Structure Plan.
The City's recommendation is then forwarded to the Western Australian Planning Commission, which considers the proposal and submissions before making a final decision on the Proposed Structure Plan.
A WAPC approved Structure Plan will be subsequently published on the City's website.
Who can I contact for more information on this proposal?
For further information on the Proposed Structure Plan or proposed Scheme Amendment No.121 please contact A Romano, Strategic/Statutory Planning Officer, on 9394 5000 or email info@armadale.wa.gov.au