Burswood Framework

Burswood PeninsulaDraft District Framework

May 2010

© State of Western Australia

Published by theWestern Australian Planning CommissionAlbert Facey House469 Wellington Street, Perth WA 6000

Published May 2010ISBN 0 7309 9938 6

website: www.planning.wa.gov.auemail: [email protected]

Disclaimer

This document and the information contained within has been published by the Western Australian Planning Commission for the purposes of public information and comment. Any representation, statement, opinion or advice expressed or implied in this publication is made in good faith and on the basis that the government, its employees and agents are not liable for any damage or loss whatsoever which may occur as a result of action taken or not taken, as the case may be, in respect of any representation, statement, opinion or advice referred to herein. Professional advice should be obtained before applying the information contained in this document to particular circumstances.

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Western Australian Planning Commission owns all photography in this document unless otherwise stated. This document is available in alternative formats on application to WAPC Communication Services.

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01 introduction................................. 02

02 context........................................ 04

03 scenarios.................................... 06

04 precincts..................................... 08

05 staging........................................ 20

06 nextsteps................................... 21

07 submissions............................... 22

Background and purpose• Burswood Peninsula has undergone significant change since European

settlement. Through successive reclamation and changing land use, theareahasevolvedfromanisthmusandseriesofislandsintidalmudflats,towhatwenowknowasBurswoodPeninsulaandHeirissonIsland.Culturallyand functionally the area has also changed from aboriginal hunting andfishinggroundsonthebanksofthemythologicalSwanRiver,tofarmingandagriculture,horseracingandgolf,landfillandindustrialactivity,andhasmorerecentlybecomeoneofPerth’smostimportanttourism,entertainmentandrecreationdestinations.

• BurswoodPeninsulaiscontinuingtoevolvewiththeemergenceofnewandplannedcommunitiescapitalisingonaccesstothecityandriver.Designedascompact,highdensity,mixeduseneighbourhoodsbuiltaroundexistingpublic transport infrastructure, this latest evolution of developmentpromotestransitorienteddevelopmentobjectivesandpromisestoenhancethe existing character of the area by providing a more diverse range ofopportunities,activitiesandexperiencesforlocalsandvisitors.

• The purpose of the district framework is to provide a cohesive visionand context within which the planning and development of these newneighbourhoodscanproceed.Theframeworkisnotastatutoryinstrument,ratheritestablishestheoverarchingprinciplesandsettingsthatwillbeusedtoinformthepreparationandassessmentofstructureplansandsubsequentdevelopmentapplications.

• ThedistrictframeworkhasbeencollaborativelypreparedbytheBurswoodPeninsulaWorkingGroup,whichischairedbytheDepartmentofPlanningandincludesrepresentativesfromthefollowingkeygovernmentagencies:

� TownofVictoriaPark;

� PublicTransportAuthority;

� BurswoodParkBoard;

� SwanRiverTrust;

� DepartmentofSportandRecreation;

� DepartmentofEducationandTraining;and

� TourismWA.

• Burswood Peninsula presents a significant opportunity for intensive innercityurbandevelopment.

Vision and opportunities• Thedistrictframeworkenvisionsthecreationoftwohighdensityandhigh

activity transitorientedurbancentres focusedonBurswoodandBelmontPark railway stations, optimising existing investment in public transportinfrastructureandcapitalisingonproximitytocentralPerth,PerthairportsandtheSwanRiver.Whenfullydevelopedthesecentreshavethepotentialtohouseupto20,000newresidents.

• The existing tourism, entertainment and recreation focus of the areawillbe retainedandenhanced,however, theexperience for localsandvisitorswillbecomemoreinterestinganddiversewiththeadditionofnewlandusesandactivities.Thelandscapeandriverinecharacterwillalsoberetainedandenrichedbyensuringcontinuouspublicaccesstotheriveranditsforeshore,creatingcompactneighbourhoodsthatareintegratedwiththesurroundinglandscapebothphysicallyandvisually,andby introducingsignificantnewpublic parklands that offer active and passive open spaces, restorativeriverineenvironmentsandwildlifehabitats.

• The Burswood Station area is already the subject of significant planninganddevelopmentactivity.Planning forTheSprings redevelopment iswelladvanced and The Peninsula is in its seventh year of construction. Thepreparation of a detailed structure plan for the areas immediately eastandwestofBurswoodStationhasbeen identifiedas thenextkey task toachieveanintegratedtransitorientedcentre.ThiswillincludeplanningfortheupgradeofBurswoodStationandredevelopmentofBurswoodDome.

• TheBelmontPark station catchment is also the subjectofplannedurbandevelopment.TheWesternAustralian Planning Commission has finalisedan amendment to the Metropolitan Region Scheme which provides forpartoftheBelmontParkracingfacilitytoberedevelopedasahighdensityresidential andmixeduseneighbourhood.Finalisationof theamendmentmakeswayfordetailedstructureplanningandassociatedamendmentstothelocalplanningscheme.

• OntheoppositesideofBelmontParkrailwaystationistheBurswoodParkpublicgolfcourse.TheBurswoodPeninsulaWorkingGrouphasconceptuallyidentifiedtwopossiblefuturescenariosforbroadercommunityreview-onescenariowouldseetheretentionofthegolfcourseforpublicuse,theotherwouldinvolveintensiveresidentialandmixedusedevelopmentoverpartofthecoursetocomplementtheBelmontParkproposals.Thetwoscenariosareshownonpages6&7.

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Regional context• BurswoodPeninsulacurrentlyperformsa regional tourism,entertainment

and recreation function. Research undertaken for Tourism WA in 2007,identifiedBurswood as havingoneof thehighest concentrations of hotelaccommodationoutsideofthePerthcentralbusinessdistrict.Offeringatotalof 707hotel roomswithin an integrated resort and entertainment settingandincloseproximitytothecityandairport,theBurswoodEntertainmentComplexisconsideredoneofPerthandWesternAustralia’smostimportantelementsoftourisminfrastructure.

• BurswoodEntertainmentComplex isalsooneofthe largestprivatesectoremployers in the state. It is therefore important that any future planningfor the peninsula recognises and reinforces the strategic tourism andemploymentrolethattheareaperforms.

• In 2009 the State Government released Directions 2031 - Draft SpatialFrameworkforPerthandPeel,toguidegrowthofthecityoverthenext20to25years.Directions2031anticipatesthatBurswoodwillevolveintoamixeduseregionaltowncentre,thatofferssignificantopportunitiestobuildonitsexistingtourism,entertainmentandrecreationbase.

• Importantly,BurswoodPeninsuladoesnotexistinisolation,itispartofawelldevelopednetworkofplacesandcentresthatperformestablishedrolesandfunctions. InplanningforthefutureofBurswoodPeninsula it is importanttoacknowledgetherelationshipthattheareahaswithsurroundingcentresandavoidduplicationofservices,facilitiesandfunctions.

• Primaryemployment, retailandservice functionsare located in thePerthcentral business district, while secondary functions are situated in theadjacentVictoriaPark,EastVictoriaParkandBelmont.TheplanningintentforBurswoodPeninsulaistoreinforceandsupporttheroleandfunctionofexistingcentres,whilealsoprovidingacomplementaryrangeofattractionsandlandusesforlocalsandvisitors.

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Belmont Park Precinct

Burswood Station Precinct

BurswoodPeninsuladoesnotexistinisolation,itispartofawelldevelopednetworkofplacesandcentresthatperformestablished roles and functions.Therefore, in planning forthe futureofBurswood it is important toacknowledge therelationshipoftheareawithsurroundingcentresand,unlessabsolutelynecessary,avoidduplicationofservices,facilitiesandfunctions.

Primary employment, retail andservice functions are located in thePerth central business district, whilesecondaryfunctionsaresituatedintheadjacentVictoria Park, EastVictoriaPark and Belmont. The planningintent for Burswood Peninsula is toreinforce and support the role andfunctionofexistingcentres,whilealsoprovidingacomplementaryrangeofattractionsandlanduses.

Therefore,while it is estimated thatasignificantnewpopulationofupto20,000 residentsmay ultimately callthe Burswood Peninsula home, it isproposed that all but the necessaryservices and amenities for day today local needs will continue to beprovided within existing establishedcentres.

At the same time the tourism,entertainment and recreationcharacter of the peninsula willbe reinforced as an enduring andrecognisablefeatureofthearea,anddiversified with the addition of newlandusesandactivities.

PlanningforBurswoodPeninsulaalsoprovides an opportunity to build onan emerging synergywith theTownofVictoriaPark’sCausewayPrecinct,whichadjoinsthesouthernboundaryofthedistrictframeworkarea.

The Town released the Causeway Precinct Review FinalReportinMay2008,whichproposestotransformtheprecinctinto a sustainable, mixed use urban environment with itsown distinctive identity on the city’s doorstep.The reviewsuggeststhelocationhasthepotentialtoprovidesignificantemployment and housing, and offers scope for people tolive and work locally. It is estimated that when combined

with commercial development in Burswood Peninsula, theBurswood/Causeway area could have a total commercialfloorspaceintheorderof200,000m2,orclosetohalfthesizeofWestPerth. In thecontextofPerthmetropolitangrowthforecasts, this is considered viable and is one of the fewinnercity locationswiththecapacitytoaccommodatenewemploymentactivityofthisscale.

Relationship to surrounding centres

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Burswood Peninsula• 285hectares• 3kmfromPerthCBD• To20,000residents

Kangaroo Point• 95hectares• 1kmfromBrisbaneCBD• To15,000residents

Melbourne Docklands• 100hectares• 1kmfromMelbourneCBD• To20,000residents

Pyrmont-Ultimo• 140hectares• 2kmfromSydneyCBD• To20,000residents

TheparadigmshiftoutlinedintheStateGovernment’sDirections2031metropolitanplanningstrategyisnotunique;manycitiesnationally and internationally are identifying urban infill andrenewalasnecessarytoolsinthemanagementofurbangrowth.ThefollowingexcerptfromThe Australian providessomeinsightintothechangesoccurringinAustraliancities:

“The trends are plain for all to see. Households continue to get smaller. More people choose to live alone or as couples without kids. Many babyboomers want to downsize. The emerging Gen Y crowd is happy to live in a small home as long as its wired. More are opting for units because they’re cheaper and less time-demanding..........

All the evidence and all the impetus provided by government indicates that the future lies in affordable units near lifestyle precincts or transport nodes. Witness the habits of first home buyers. Increasingly they’re buying units. In 1997, only 15 per cent bought a unit or townhouse. Last year, almost 30 per cent bought an attached dwelling. The market share of units has doubled..........

Victoria has the Melbourne 2030 policy. NSW has its metropolitan strategy for Sydney. Queensland has the southeast Queensland regional plan. A central theme is strong emphasis on infill development in preference to urban sprawl. This calls for more medium and high density development, particularly around transport nodes.” (The Australian, 9 October 2008)

Thisdoesnotmean, as somehave suggested, thatAustraliancities will be transformed into compact, high-densitymetropolises.Whatitdoesmeanisthatmoreemphasiswillbeplaced on improving the efficiency of transport infrastructureandmakingmoreappropriateuseofhighamenityurbanlandtoincreasehousingdiversity.

Thefollowingexamplesareconsideredausefulcomparisonofinnercityareas, likeBurswoodPeninsula, thatareundergoingmajorregenerationtocapitaliseonlocation,accessandamenity. 02

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Contemporary comparisons

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Burswood Railway Station


Belmont Park Precinct refers to the area surroundingBelmont Park railway station. It includes the plannedredevelopment of Belmont Park racing facility and,under this scenario, conceptually explores the optionof redevelopingtheStateTennisCentreandpartof theBurswoodParkGolfCourse.

Belmont ParkAunique residentialdevelopment focusedonupgradedBelmontParkracingfacilitiesandextensivefrontagetotheSwanRiver,providingadiversityofliving,recreationand entertainment experiences. Designed on transitorienteddevelopmentprinciples to capitaliseonaccesstotheadjacentrailwaystation,BelmontParkisproposedto be a significant new inner city neighbourhood withan estimated population of between 5,000 and 6,000residents.

Golf course redevelopmentTheoptionofredevelopingtheStateTennisCentreandpartoftheBurswoodParkGolfCoursehasbeenexploredbytheBurswoodPeninsulaWorkingGroupasameansofachievingStateGovernmentobjectivesofmakingfulleruseofurbanlandandaligningtransportsystemsandlanduse to optimise accessibility and amenity. If supported,theareacouldbedevelopedasamediumtohighdensityresidentialandmixedusedevelopment focusedarounda localneighbourhoodcentreadjacenttoBelmontParkstation,withanestimatedpopulationofmorethat7,000residents.A key feature of the proposal is a significantnew public park that replaces part of the golf coursewithactiveandpassiveopenspaces,restorativeriverineenvironmentsandwildlifehabitats.

Burswood Station Precinct

Burswood Station Precinct refers to the area surroundingBurswood railway station. It is envisaged that the areawill become a highly activemixed use centre, building onthe Burswood Entertainment Complex as a key tourismdestinationandprovidingopportunitiesforadiverserangeofhousing,employment,entertainmentandrecreation.TheBurswoodStationPrecinctincorporates:

The PeninsulaThe Peninsula is a medium to high density residentialneighbourhoodbeingdevelopedinadvanceofotherplanningareas,butdesignedinsuchawaythatitcanbeintegratedwithfutureredevelopmenttothesouth.ThePeninsulahasestablishedanewbenchmarkfortheareaintermsofbuiltform and design.When completed The Peninsula will behometoanestimatedpopulationofbetween2,500to3,000residents.

The SpringsTheSpringsisaplannedmediumtohighdensityresidentialneighbourhoodcapitalisingoncloseproximitytotheSwanRiverandhighorderpublictransportservices(trainandbus).Akeyfeatureofthedevelopmentwillbealandscapedspineof public open space running centrally from a pedestrianunderpassatGreatEasternHighwaytotheSwanRiver.Oncecomplete,itisestimatedTheSpringswillhouseapopulationofupto2,000residents.

Burswood Station east and westDetailed structure planning of the areas east andwest ofBurswoodstationwillfacilitatethedevelopmentofamixeduseurbancentreintegratingcommercial,retail,hospitality,tourism,entertainment,residentialandcivicandcommunityuses with an upgraded Burswood Station. It is estimatedthattheseareascouldprovideanadditional100,000m2ofoffice and commercial floorspace, andhouse a populationofupto3,500residents.ThisscenarioexplorestheoptionofredevelopingBurswoodDome.

Scenario 1

Belmont Park Railway Station

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Belmont Park Railway Station

Burswood Railway Station

Future primary school

Retention of Burswood Park Public Golf Course

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Underscenario2,theStateTennisCentreandtheentireBurswoodParkPublicGolfCoursewouldremainandthemajorityofnewurbandevelopmentwouldbeconfinedtoBelmontPark.

If this scenario is ultimately supported, the BurswoodParkWorkingGrouphasidentifiedtheneedforaprimaryschooltobelocatedcentrallywithinBurswoodPeninsulato accommodate future demand generated by newcommunities in both the Belmont Park and BurswoodStationprecincts.AsitehasbeenidentifiedadjacenttotheexistingStateTennisCentreforthispurpose.

Theworkinggrouphas recommended that a reviewoftheStateTennisCentreandBurswoodParkGolfCoursebe undertaken as a matter of priority to confirm theirstrategic importance and relative value to the widercommunity.

Scenario 2

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Retentionandupgradeofracingfacilities

Newmediumtohighdensitymixedusecommunityofupto5,500residents

MaximisestransitorienteddevelopmentopportunitiesaroundBelmontParkrailwaystation

Opensupnewareasofthepeninsulaforeshoretopublicaccess

Conceptplanisindicativeonlytogiveasenseofpossibledevelopment.Theultimatelayoutofroads,buildingsandopenspacewillbedeterminedatthestructureplanningstage.

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Key featuresPrecinctcharacter

• A unique residential and mixed use redevelopment combiningcontemporary apartment, terrace and townhouse living with upgradedracingandentertainmentfacilities.

• A significant new inner city neighbourhood that is designed on transitoriented development principles to capitalise on access to high orderpublictransportinfrastructure.

• Developmentthatdemonstrates‘bestpractice’energyefficientandwatersensitivedesign.

• A community that encourages social diversity by offering a range ofdwelling sizesand types, andatpricepoints thatdeliverboth ‘real’ and‘relative’affordability.

• AcommunitythathasstrongphysicalandsocialconnectionswithotherneighbourhoodsacrossBurswoodPeninsulaandsurroundingareas.

• Development that acknowledges and responds sensitively to itsenvironmental and cultural setting, and enhances public access to theSwanRiver.

Landuseandbuiltform

• Highdensityresidentialandmixedusedevelopmentwithinthe800metrewalkablecatchmentofBelmontParkrailwaystation.

• High density residential development predominantly podium/towerconfiguraion - a 3 to 4 storey podium providing a human scale ofdevelopment at street level and increased protection against climaticconditions,while the upper storey towers provide opportuities for solaraccess,passiveventilationandviews.

• PerthRacingproposesacompleterefurbishmentofitsexistinggrandstandandracingfacilities.Thisshouldbecomplementedbyadditionalmixedusedevelopment (office/commercial/residential) on adjacent land currentlysetasideforatgradeparking.

• Mediumdensityterrace,townhouseandlowriseapartmentdevelopmentinthenorthernpartofthesite,beyondthewalkablecatchmentofBelmontParkstation.

Yields • Approximatenetdevelopmentarea

• Estimateddwellings

• Estimatedpopulation

• Estimatedoffice/commercial/retailfloorspace(net)

• Estimatedworkforce

25ha

2,600

5,400

19,500m2

500

Planningandgovernance

• TheWesternAustralianPlanningCommissionhasamendedtheMetropolitanRegion Scheme (MRS), which enables the more detailed planning andredevelopment of Belmont Park to be progressed. The MRS amendmentprocesswasfinalisedinlate2009.

• TheTown ofVictoria Park is now progressing the more detailed planning ,whichwillultimately result inamendments to its localplanningscheme.Theamendmentswill includenecessary zoning and reservation changes, butwillalsoincludetherequirementforpreparationandapprovalofanoverallstructureplanandpossiblydetailedareaplanspriortodevelopment.

• Asanalternative to the ‘traditional’approachdescribedabove,planninganddevelopment control could occur under the auspices of a redevelopmentauthority within the provisions of its own redevelopment scheme. Giventhe entire site is held under private ownership a stand alone redevelopmentauthority is considered an unlikely implementationmodel; however, it couldbe considered as part of a broader implementation strategy for the districtframeworkarea.

Keymattersforconsiderationaspartofthestructureplanningprocess

• Intensification of development activity within the walkable catchment ofBelmont Park station is considered crucial to the achievement of transitoriented development objectives and the levels of rail patronage necessaryto convertBelmontPark toa ‘full service’ station.Highdensity residential issupported;however,office/commercialdevelopment (particularlyadjacent toandintegratedwiththeracingfacilities)couldfurtherimprovetheefficiencyoftherailnetworkbyintroducingcontra-flowpassengermovement.

• Similarly,pedestrianconnectionstothestationmustbesafe,comfortableandlegibletoinfluencechangesintravelbehaviour.Continuousandintegratedbuiltformcanassistwiththisbyprovidingactivefrontagesandpassivesurveillancealongpedestrianroutes.

• Linkages to surrounding areas are equally important to reduce the barriercreatedbytheGrahamFarmerFreeway.ThedistrictframeworkhasidentifiedalocalroadconnectionbeneaththeWindanBridgetoimprovevehicleaccessandcirculation.The framework also indicatively shows two additional pedestrianoverpasses;however,theultimatenumberandlocationofthesewillneedtobedeterminedduringdetailedstructureplanning.

• Continuousaccesstotheforeshoremustbeprioritisedandenhancedthroughtheprovisionof landscapedpublicparklands,pedestrianandcyclenetworks,andpublicfacilitiessuchasbarbeques,sheltersandtoilets.

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Intensiveurbanredevelopmentofpartofthegolfcourse,potentiallyhousingmorethan7,000residents

Retentionofasignificant,landscapedpublicparkadjacenttotheriver

Longtermredevelopmentscenario,withsignificantadditionalworkrequiredtoproveviability

Thealternativescenariowouldseethegolfcourseretained,andthedevelopmentofaprimaryschooladjacenttotheStateTennisCentreConceptplanisindicativeonlytogiveasenseofpossibledevelopment.Theultimatelayoutofroads,

buildingsandopenspacewillbedeterminedatthestructureplanningstage.

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• AhighdensityresidentialandmixeduseneighbourhoodfocusedaroundalocalretailandcommercialcentreadjacenttoBelmontParkstation.

• A new community complementing and integrating with Belmont Parktocreateasignificant transitorientedcentrehousingapproximately12-13,000residents.

• Acompactneighbourhoodwithinalandscapesetting,capitalisingonandenhancingaccesstotheriver,itsforeshoreandsurroundingparklands.

• Amajornewpublicparkthatreplacespartofthegolfcoursewithactiveand passive open spaces, restorative riverine environments andwildlifehabitats.

• Centrallylocatedcommunityfacilitiesandinfrastructureaccessibletotheentiredistrict frameworkarea, includingprimaryschool,neighbourhoodcentre,andcommunitycentre.


• A community that encourages social diversity by offering a range ofdwelling sizesand types, andatpricepoints thatdeliverboth ‘real’ and‘relative’affordability.

• Development that acknowledges and responds sensitively to itsenvironmentalandculturalsetting.

Landuseandbuiltform

• High tomedium density residential andmixed use developmentwithinthe800metrewalkablecatchmentofBelmontParkrailwaystation.Mixedretail,commercialandresidentialdevelopmentwithintheneighbourhoodcentre.

• High density residential development predominantly podium/towerconfiguration - a 3 to 4 storey podium providing a human scale ofdevelopment at street level and increased protection against climaticconditions,while the upper storey towers provide opportuities for solaraccess,passiveventilationandviews.

• Medium density residential predominantly low rise apartments andterraces.






25ha

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7,100

24,500m2

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• Burswood Island is likely to be one of the last areas of the peninsula to bedeveloped - the indicative stagingplan suggests thatdevelopmentwouldbeunlikelytocommencewithinthenext15years.Itisalsorecommendedthatadetailedassessmentofboththegolfcourseandtenniscentrebeundertakenasaprecursortodevelopment,toconfirmthebenefitoftherespectivefacilitiesrelative to the landusesproposed,and togive thegroupsanopportunity torepresenttheirpositions.

• Notwithstandingthis,theproposedredevelopmentisconsideredtheoutcomemost consistent with Directions 2031 objectives and should therefore befactoredintoanyfutureplanningforthepeninsula.

• Consequently, there will be a need for the Western Australian PlanningCommissionandTownofVictoriaParktoworkcloselywithPerthRacingasitprepares its structureplan forBelmontPark, toensureadequateprovision ismadeforfutureconnectionand integrationwithinthebroaderBelmontParkPrecinct.

• Contiguousandcommon landownershipmakestheBelmontParkPrecinctasuitable candidate for implementation by a redevelopment authority, whichwouldassumeresponsibilityfordetailedduediligence,structureplanninganddevelopmentcontrol.


• Undertakeadetailedassessmentofthegolfcourseandtenniscentretoconfirmtheirfuturestatus.

• Detailed engineering, geotechnical, environmental, transport, heritage andethnographicinvestigationstomoreaccuratelyunderstandtheimplicationsofredevelopingthesiteforintensiveurbanuse.

• Detailedplanning,urbandesignandarchitecturalassessmenttodeterminethemostappropriatestructure,layoutandformofdevelopment,andthelocationofkeycommunityfacilities.

• Comprehensivelandscapeassessmenttoensuretheintegrationofdevelopmentwith surrounding open spaces, and mainitain an appropriate balance ofdevelopment and parkland to preserve and reinforce the existing landscapecharacteroftheBurswoodPeninsula.

• Comprehensivemovement and circulation assessment to ensure the area iswellconnectedwithotherpartsoftheBurswoodPeninsula,andopportunitiesforpedestrianandcyclelinkagesaremaximised.

• Explore opportunities for an additional cross-river pedestrian connection toEastPerth(similartoBrisbane’sGoodwillBridge)andtheintroductionajettyforriverferryservicetothearea.

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Developmentiswelladvanced,andprovidesabenchmarkforsurroundingprecincts

Scheduledforcompletionby2013,withanestimatedpopulationof2,300

Opportunitytoimproveintegrationwithsurroundingareasaspartofaconsolidatedurbancentre

MinorchangesrecommendedtoBowRiverCrescenttoimproveintegrationandmaximisepublicaccessibilityth

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Conceptplanisindicativeonly.FormoredetailrefertotheBurswoodLakesStructurePlan.

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• Amediumtohighdensityresidentialneighbourhoodbeingdevelopedinadvanceofotherareas,butdesignedinsuchawaythatitcanbeintegratedwithfutureredevelopmenttothesouth.

• Highquality landscapingandtreatmentofpublicspacesconsistentwiththemore‘exclusive’characteroftheestate.

• Limited retail and commercial development to service immediateresidents.Planning for theareawasundertakenontheassumptionthatmuchofthisactivitywouldoccurincloserproximitytotherailwaystations.

• Limited diversity of dwelling size offering fewer opportunities foraffordability,suggestingthatThePeninsulaislikelytoremainarelativelyprestigiousaddress.

• Whiletherearenoformalpublicbuildings,communityinfrastructurecanbefoundthroughouttheestateintheformofpocketparkscompletewithpicnicandbarbequefacilities.

Landuseandbuiltform

• High density residential development predominantly podium/towerconfiguration forming a north-south arc centrally through the site tomaximisecityviewstothewest.Thetowersrangefrom12to21storeysinheight.

• Mediumdensityterrace,townhouseandlowriseapartmentdevelopmentoccupiestheremainderofthesite.

• A cafe/gourmet delicatessan located at the ground floor of one of thecentral apartment towers provides convenience food and beverage forlocalresidents.






8.5ha

1,135

2,300

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• The Peninsula is currently being developed in accordance with a structureplanapprovedbytheTownofVictoriaParkandWesternAustrailianPlanningCommission.Therearenoproposedchangestothisplanningandgovernancearrangement.


• The district framework has identified two improvements that will help tointegrateThePeninsulawithsurroundingareas-oneofwhichwilllikelyrequireamendmentoftheexistingstructureplan.

• ThefirstisarealignmentofBowRiverCrescentsothatitnotonlyservicesThePeninsula but also provides frontage to redevelopment areas immediatelysouthandacross-peininsulalinktotheriver.

• The second,which is unlikely to impact onThe Peninsula andwill thereforenotrequireanychangetotheapprovedstructureplan,istheintroductionofapedestrianbridgeovertherailwaylinebetweenThePeninsulaandBurswoodStationEast/TheSprings.

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Asignificantnewurbancentreofferingamixofcommercial,retail,tourism,entertainmentandresidentialuses

Approximately1,200residents,and95,000m2ofoffice,commercialandretailfloorspace

ProposescomprehensiveredevelopmentofBurswoodstation,BurswoodDomeandsurroundingcarpark

Providesasafer,morelegibleandaccessiblepublicenvironmentforlocalsandvisitorsbu

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• A mixed use urban centre integrating commercial, retail, hospitality,tourism,entertainment,residentialandcivicandcommunityuseswithanupgradedBurswoodstation.

• A regional destination that recognises and reinforces the BurswoodEntertainmentComplexasoneoftheState’spremiertourismassets,whileatthesametimeofferingarangeandintensityofactivitiesthatprovideamorediverseexperienceforresidents,localsandvisitors.

• A centre that has a comprehensively redeveloped urban railway stationatitscore,andisstronglyconnectedtosurroundingneighbourhoodsandactivitiesviaanetworkofsafe,legibleandcomfortablevehicle,pedestrianandcyclelinkages.

• A new local road link on the southern side of Burswood EntertainmentComplex extending from the Swan River in the west to the Burswoodstation east area via a proposed subway, provides the opportunity toreplacetheexistingcasino‘backofhouse’activitieswithanactivepublicfrontage toGreat Eastern Highway.The new buildings adjacent to thecasinowouldbemultistoreycarparkssleevedwithcommercialfrontage.

• The indicative development concept assumes ultimate removal andredevelopmentofthedomeandsurroundingat-gradecarpark.Underthisscenarioitisproposedthattwolevelsofbasementparkingbeprovidedinthisareaaspartoftheredevelopment,liftingthe‘groundplane’toalevelcomparablewithsurroundingroadsandlanduses.

Landuseandbuiltform

• High density mixed use commercial, retail, hospitality, tourism,entertainment,residentialandcivicandcommunity.

• Opportunity for large floorplate office development combined withresidentialandshortstayaccommodationontheupperfloors,andretailand commercial activities at ground level.Activation of key streets andlanewaysiscriticaltoensureasafepedestrianenvironment.

• Opportunity for complementary entertainment activities, includingcinemas,bars,restaurants,clubs,performancevenues,etc.






10ha

600

1,200

94,000m2

6,600


• Themajority of the BurswoodStation Precint fallswithin the control of theCasino (Burswood Island) Agreement Act 1985.TheActprovidedforconstructionoftheBurswoodEntertainmentComplex,andremainsanactiveinstrumentintermsof the functionanduseofareaswithin itscontrol.However, itdidnotanticipateandthereforedoesnotprovideforthetypeofdevelopmentproposed.Accordingly, if the suggested redevelopment is supported by government, areviewoftheActwillberequired.

• TheredevelopmentoftheBurswoodStationPrecinctcouldoccurundertheTownofVictoriaParkplanningscheme,withnecessaryamendmentstoincorporateplanninganddevelopmentcontrolsanddevelopmentcontributionprovisions.However,theBurswoodStationPrecinctmorethananyotherprecinctwithinthe district framework area, will require a high degree of coordination andcertainityintermsoflanduse,builtformanddevelopmenttimingtoensurethepotentialoftheareaismaximised.Aredevelopmentauthoritycouldprovidethenecessaryresourcesandexpertisewithregardtothecoordinationoflanduseandbuiltform;however,controloverdevelopmenttimingrequiresanabilitytoreleaselandanddevelopmenttothemarket.Itisthereforerecommendedthatalllandcurrentlyundergovernmentcontrolberetainedbygovernmentforthepurposesofcarryingouttheredevelopment.


• Comprehensive review of the dome to confirm what future use, if any, thefacilitymightbeputtoaspartofanintegratedredevelopmentofthesite.

• Detailed engineering, geotechnical, environmental, transport, heritage andethnographicinvestigationstomoreaccuratelyunderstandtheimplicationsofredevelopingthesiteforintensiveurbanuse.

• Detailedplanning,urbandesignandarchitecturalassessmenttodeterminethemostappropriatestructure,layoutandformofdevelopment,andthelocationofkeycommunityfacilities.

• Comprehensivemovementandcirculationassessmenttoensuretheareaiswellconnectedwithotherpartsofthepeninsula, includingadetailedengineeringstudyof theproposedeast-west roadconnectionbeneaththe railway line toconfirmitsviability.

• Consider the introduction of four-way controlled intersections at VictoriaPark Drive/Great Eastern Highway and Resort Drive/Great Eastern HighwaytoimprovecirculationandencouragegreaterconnectivitywiththeCausewayPrecincttothesouth.

• Comprehensiveparkingstrategy toensureadequateservicingandaccess forexistingandfuturelanduses.

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Amediumtohighdensityresidentialneighbourhooddesignedontransitorienteddevelopmentprinciples

FocusedaroundanintegratedredevelopmentofBurswoodRailwaystation

StrongerlinkagesacrosstherailwayandGrahamFarmerFreewayreserves,improvingpedestrianconnectivity

UpgradedcommercialfrontagetoGreatEasternHighwaybu

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• Regeneration of an isolated pocket of aging commercial and serviceindustrial land into a new mixed use neighbourhood integrated withsurroundingurbanandresidentialareas.

• A medium to high density residential neighbourhood capitalising oncloseproximitytohighorderpublictransportservices(trainandbus)andregionalroadconnections.

• Ahubofoffice, local retail andcommunityactivities surroundinga fullyredeveloped Burswood station serves as a central focus of the newcommunity.

• Upgraded commercial frontage to Great Eastern Highway maximisesexposuretopassingtrafficandcomplementssimilartreatmentsproposedtotheeastaspartofTheSpringsdevelopment.

• Newandenhancedroadandpedestrianlinksprovideimprovedconnectionstosurroundingneighbourhoods,theriverandparklands.

Landuseandbuiltform

• Predominantly high density residential apartment development in thenorthern part of the site, maximising existing site elevation and theopportunityitaffordsforviews.

• Mid-risemixedusedevelopment(office,retailandcommunity)constructedaspartofacomprehensiveredevelopmentofBurswoodstationandthelandimmediatelysurroundingit,openingontoanupgradedpocketparkatthecornerofGriffithsStreetandStilesAvenue.

• Mid-rise commercial and office development fronting Great EasternHighway.






9ha

620

1,300

13,500m2

350


• Like Burswood stationwest, detailed structure planning and redevelopmentcould occur under the Town of Victoria Park local planning scheme, withnecessaryamendmentstoincorporateplanninganddevelopmentcontrolsanddevelopmentcontributionprovisions.

• However, the combination of general infrastructure upgrades (roads andservices), comprehensive redevelopment of state rail infrastructure, andfragmentedlandownershipwillincreasethelevelofdevelopmentcomplexity,andmaythereforerequirethefocusandresourcesofaredevelopmentauthority.

• Considerationshould thereforebegiven to theestablishmentofacombinedredevelopmentauthoritywiththeresponsibilityforplanninganddevelopmentoversightfortheBurswoodStationPrecinct.


• Detailed infrastructure assessment to determine the scope of major works,including new road links, undergrounding of high voltage power lines, andgeneralservicesupgrades.

• Comprehensive redevelopment strategy for Burswood station and the landimmediatelysurroundingit,includingprovisionforaroadlinkbeneaththerailcorridorifitisdeemedviable.

• Detailed urban design and architectural assessment to determine the mostappropriate lot size and configuration for redevelopment (assuming someamalgamationofsmallholdingsmayberequiredtoachieveoptimumbuiltformoutcomes).

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Anewriversideneighbourhoodwithanestimatedpopulationof1,500residents

ImprovedpedestrianconnectionstotheSwanRiverandBurswoodrailwaystation

DetailedplanningandredevelopmentisbeingprogressedbyLandCorp

UpgradedcommercialfrontagetoGreatEasternHighwayth

esp

rings

Conceptplanisindicativeonly.FormoredetailrefertoTheSpringsStructurePlan.

18

04p

reci

ncts


• AmediumtohighdensityresidentialneighbourhoodcapitalisingoncloseproximitytotheSwanRiver,highorderpublictransportservices(trainandbus)andregionalroadconnections.

• AlandscapedspinerunningcentrallyfromapedestrianunderpassatGreatEasternHighwaytotheSwanRiverwilllinkaseriesofopenspacesandactasanimportantfocusforpedestrianmovement.


• Upgraded commercial frontage to Great Eastern Highway maximisesexposuretopassingtrafficandcomplementssimilartreatmentsproposedfortheBurswoodstationeast areatothewest.

• Amix of dwelling types and sizes provides the opportuinty for amorediversepopulationofsingles,couplesandfamilies.

Landuseandbuiltform

• High density residential apartment development adjacent to GrahamFarmerFreeway(providingabufferagainstfreewayactivityandnoise)andalongthenorthernfrontageofRiversdaleRoad(maximisingopportunitiesforviewsandsolaraccess).

• Predominantly medium density residential development in the centralpartofthesite,comprisingamixofterracesandlowriseapartments.

• Mid-rise commercial and office development fronting Great EasternHighway.






8.5ha

700

1,500

39,000m2

950


• Structure planning for this area has recently been approved by the City ofBelmont and endorsed by theWesternAustralian Planning Commission. Asthemajority landowner, LandCorp prepared and acted as proponent for thestructureplanandwillcoordinateitsultimateredevelopment.

• There are no proposed changes to this existing planning and governancearrangement.


• Consideration be given to the construction of an additional grade separatedpedestrianbridgeovertheGrahamFarmerFreewaytoimproveconnectivitytosurroundingareas,andmaximiseaccessibilitytoBurswoodstation.

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1

6

2

35

4

The Peninsula (0-5 years)Construction ofThe Peninsula commenced in 2003and is scheduled for completion by 2013.The landis appropriately zoned for its intended use and isbeingdevelopedunderanapprovedstructureplan.Assumingdetaileddevelopmentapprovalscontinuetobeissuedinatimelymanner,thereisnoproceduralreasonwhy the construction timeframe should notbe achieved.Timingmay, however, be affected bythestateoftheresidentialpropertymarket,withthepossibility that decisions on stage commencementmaybe influencedby themarket conditions at thetime.Nonetheless,The Peninsula provides a usefulbenchmarkforestimatingdevelopmenttimeframesforotherareas.

The Springs (0-10 years)StructureplanningforTheSpringsiscompletedandit is anticipated that applications for developmentapproval will follow shortly. Again, constructiontimingmaybeinfluencedbythestateofthepropertymarket,andthecapacityofthemarkettoabsorbtheamountofproductbeingoffered.

Burswood Station East (2-12 years)The Burswood Station East Precinct will play acriticalrole in ‘stitchingtogether’thesouth-easterncorner of Burswood Peninsula, and maximisingtransit oriented development opportunities withinthe walkable catchment of Burswood station. It istherefore recommended that detailed structureplanningfortheprecinctbeprogressedasaprioritytoensurethatredevelopmenteastofandincludingBurswood station occurs in a coordinated mannerandsignificantstagingdelaysareavoided.

3

Belmont Park (3-15 years)Planning for Belmont Park redevelopment hasbeen underway for several years. MetropolitanRegion Scheme amendments have been finalisedand local planning scheme amendments are beingprogressed.However,itisanticipatedthattherewillbe a lead time of approximately 2 to 3 years priorto commencement of construction to finalise landdealingsanddetailedstructureplanning,andobtainnecessary development approvals.The subsequentdevelopmenttimeframeisanestimateonlyandwillbeconfirmedatstructureplanningstage.

Burswood Station West (5-15 years)Redevelopment of Burswood station west isconsideredcriticaltoachievingahighdensity,transitorientedurbancentresurroundingBurswoodstation.Itiseffectivelythe‘missingpieceofthepuzzle’thatisnecessarytointegratethedisparatelandusesandactivities west of the station, and establish clear,comfortableandsafepedestrianlinkswiththestationitself.However,thereareanumberofmatterstoberesolvedpriortodevelopmentincludingthestatusoftheBurswoodDome,governancearrangements,anddetailedstructureplanning.

Golf Course (25-30 years)Redevelopment of the golf course is considered‘propositional’ at this stage, due to the level ofinvestigationandreviewstill requiredtoconfirmitsviability. However, if following a review of existingfacilities and more detailed site investigations,the proposition to redevelop the golf course issupported,itisstillconsideredamediumtolongtermdevelopment opportunity. This assertion is basedpartlyontheamountofworkyettobeundertaken,but also on the expected capacity of the marketto absorb this development in addition to what isalready committed and proposed in other parts ofthe district framework area and across the centralmetropolitanareagenerally.

2

1 4

5

6

05s

tagi

ng

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Framework priorities# Task Who1 Undertakedetailedtrafficmodellingtoconfirm

implicationsforlocalandregionalroadnetworkDoP/MRWA/ToVP/CoB

2 Strategicreviewofwatersportsfacilitytoprovidecertaintyregardingfuturelocationandoperation,andidentifysuitablelocation(s)forriverferryaccess

DoP/DSR/PTA/ToVP

3 StrategicreviewoftheStateTennisCentreandBurswoodParkGolfCoursetoconfirmrelativebenefittothecommunityand(inthecaseofthetenniscentre)possiblerelocationoptions

RAorWAPC/ToVP

Planning Priorities# Task Who1 FinaliselocalschemeamendmentsforTheSprings CoB/LC/

WAPC

2 PreparestructureplanandinitiatelocalplanningschemeamendmentsforBelmontPark.

WATC/WAPC/ToVP

3 PreparestructureplanandinitiateschemeamendmentsforBurswoodstationeastarea

RAorDP/ToVP

4 PreparestructureplanandinitiateschemeamendmentsforBurswoodstationwestarea

RAorDP/ToVP

Governance and implementation priorities# Task Who1 Reviewcurrentgovernancearrangementsforthe

districtframeworkareawithaviewtonormalisingplanninganddevelopmentprocessesinkeyareas

DoP/DRG/BPB

2 Considertheestablishmentofaredevelopmentauthorityorsimilartoassumeplanninganddevelopmentcontroloverpartsofthedistrictframeworkarea

SG/ToVP

Policy priorities# Task Who1 Prepareparkingstrategyfordistrictframeworkarea

toinformstructureplansDoP/ToVP/CoB

2 Prepareaffordablehousingstrategyfordistrictframeworkareatoinformstructureplans

DoP/ToVP/CoB

3 Prepareinfrastructurefundingstrategyfordistrictframeworkareatoinformstructureplans

RAorDoP/ToVP

Infrastructure priorities# Task Who1 Preparecostedstrategyforundergrounding132kv

overheadpowerlinesthroughBurswoodStationEastPrecinct

RAorDoP/WP/PTA

2 Commissioncivil/structuralengineeringstudytodetermineviabilityandcostofagradeseparatedroadconnectionbetweenBurswoodStationEastandWestprecincts

RAorDoP/ToVP/PTA/MRWA

3 PrepareintegratedupgradeproposalforBurswoodrailwaystation

PTA/DoP

4 Undertakedetailedengineeringandinfrastructurestudiestosupportthepreparationofstructureplans

various

5 PrepareintegratedupgradeproposalforBelmontParkrailwaystation

PTA/DoP

Acronym key

BPB Burswood Park BoardCoB City of BelmontDoP Department of PlanningDRG Department of Racing and GamingDSR Department of Sport and RecreationLC LandCorpMRWA Main Road Western AustraliaPTA Public Transport AuthorityRA Redevelopment authoritySG State GovernmentToVP Town of Victoria ParkWAPC Western Australian Planning CommissionWATC Western Australian Turf ClubWP Western Power

06n

exts

teps

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Public submissionsTheDepartmentofPlanning (onbehalfof theWesternAustralian Planning Commission), in conjunction withtheTownofVictoriaPark,isseekingpubliccommentontheBurswoodPeninsulaDraftdistrictframework.

Whenmakingasubmission,itisveryhelpfulto:• refertothefullreportforspecificdetails;• clearly state your opinion and the reasons for your

opinion;• ifpossible,outlinepossiblealternativesorsolutions

toyourareaofinterest;• ifpossible,includethesectionorpagenumberwhich

relatestoyourareaofinterest;and• provide any additional information to support your

comments.

Ifyouprefertomakeacommentinanalternativeformat,please remember to include the relevant details asoutlinedonthesubmissionform.

Afterconsideringcommentsreceived,thedocumentwillbereviewedandpresentedtotheTownofVictoriaParkandCityofBelmontcouncilsandtheWesternAustralianPlanning Commission for adoption as a non-statutoryguiding document. A report on submissions will bepreparedandmadeavailabletothepublic.

Further informationHardcopiesofthereportmaybeviewedat:

DepartmentofPlanningAlbertFaceyHouse469WellingtonStreet,Perth

The closing date for submissions is: 5pm Friday 30 July 2010

Ifyouwouldlikemoreinformationonmakingasubmission,pleasecontact:

Project Officer Burswood Peninsula Draft District FrameworkTel: 08 9264 7882Fax: 08 9265 7566Email: [email protected]: www.planning.wa.gov.au

Submissionscanbemadeeitherelectronicallyatwww.planning.wa.gov.au(publiccomment)orwrittensubmissionscanbeforwardedto:

BurswoodPeninsulaDraftDistrictFrameworkDepartmentofPlanning469WellingtonStreetPerthWesternAustralia6000

Welookforwardtoreceivingyoursubmission.

Important dates to remember

07s

ubm

issi

ons

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PublicsubmissionformClosingdateforsubmissionsis5pmFriday30July2010

Sendto:

ProjectOfficerBurswoodPeninsulaDraftDistrictFrameworkDepartmentofPlanning469WellingtonStreetPerthWesternAustralia6000

Name:............................................................................................................................

Organisation(ifrelevant):..............................................................................................

Address:.........................................................................................................................

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Interest(eg.localresident,businessoperator,visitortothearea):..................................

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I/WewouldliketomakethefollowingcommentsontheBurswoodPeninsulaDraftDistrictFrameworkandwouldlikethemtobeconsideredinthepreparationofthefinaldocument.

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Burswood Peninsula Draft District Framework

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Documents

Burswood Framework