Forrestdale Business Park - MRA · P5 Landscaping ... 3.1 Indicative Industrial Unit & Service Yard Layout .....13 5.1 Forrestdale Business Park Indigenous Plant Species ... 4 Forrestdale

ForrestdaleBusiness ParkLOCAL AREA IMPLEMENTATIONPLAN FOR SUSTAINABILITYDEVELOPMENT GUIDELINES

ContentsIntroduction ..............................................................................................................3

Acceptable Solutions and Alternative Performance Criteria....................................3

Site Development Guidelines ....................................................................................4

P1 Setback Requirements ............................................................................................................................4

P2 Building Design ......................................................................................................................................7

P3 Industrial Unit Size................................................................................................................................12

P4 Service Yard ............................................................................................................................................12

P5 Landscaping ..........................................................................................................................................14

P6 Car Parking ............................................................................................................................................16

P7 Universal Access ....................................................................................................................................18

P8 Off Site Buffers ......................................................................................................................................19

P9 Effluent Disposal ..................................................................................................................................20

P10 Signage ..............................................................................................................................................21

P11 Thermal Comfort ..................................................................................................................................22

Attachments

Appendix A – Water Sensitive Urban Design ............................................................................25

Appendix B – Excerpt from Table 1: Car Parking Requirements of the Armadale

Redevelopment Scheme (2004) ..................................................................................................27

List of Figures

1.1 Indicative Use of Setback Areas ..........................................................................................................6

2.1 Indicative Building Forms ....................................................................................................................8

2.2 Indicative Materials for Building Facades ........................................................................................9

2.3 Indicative Business Park Façade Designs ......................................................................................10

2.4 Indicative Sundry Structures & Equipment ....................................................................................11

3.1 Indicative Industrial Unit & Service Yard Layout ..........................................................................13

5.1 Forrestdale Business Park Indigenous Plant Species ..................................................................15

6.1 Indicative Car Parking Layout ..........................................................................................................17

11.1 Building Orientation ..........................................................................................................................23

11.2 Model of Heat Transfer Within a Building ....................................................................................24

Forrestdale Business ParkLOCAL AREA IMPLEMENTATION PLAN FOR SUSTAINABILITYDEVELOPMENT GUIDELINES

Forrestdale Business Park – Development Guidelines 2006

Forrestdale Business ParkLOCAL AREA IMPLEMENTATION PLAN FOR SUSTAINABILITY (LAIPS) –DEVELOPMENT GUIDELINES


IntroductionThe aim of the LAIPS is to provide site responsive guidelines for sustainable development for each of the ARARedevelopment Areas. This guideline applies to all development within the Forrestdale Business Park Precinct and shouldbe read in conjunction with the Armadale Redevelopment Scheme 2004, ARA Planning Policies and the SustainabilityAudit.

The Development Guidelines provide site specific requirements for development within the Forrestdale Business ParkPrecinct as defined within the Redevelopment Scheme. The area is broadly bounded by Tonkin Highway, Armadale Roadand Ranford Road. This Precinct allows for office, manufacturing and service industries. Planning approval is required forall developments not otherwise exempt by the Armadale Redevelopment Regulations. Application requirements are listedwithin these regulations.

Acceptable Solutions and Alternative Performance CriteriaApplicants can choose to apply for planning approval using either the Acceptable Solutions or Alternative PerformanceCriteria included in the Guidelines.

Acceptable Solutions

(permitted development)

Providing the proposed use is ‘permitted’ pursuant to the provisions of Section 6.2 of the Scheme, the AcceptableSolutions provide prescriptive standards for developments to meet. Such applications will be considered as ‘permitted’developments.

Alternative Performance Criteria

(discretionary development)

Variations to the prescriptive standards contained in the Acceptable Solutions will be approved where evidence is providedto show that a proposal will meet the Alternative Performance Criteria. Such applications will be considered as‘discretionary’ developments as follows:

(1) Except for development complying with the Acceptable Solution criteria as above, where a development is thesubject of an application for planning approval and;

(i) requires the exercise of discretion by the ARA, or

(ii) does not comply with a standard or requirement prescribed under the Scheme and these DevelopmentGuidelines,

the ARA may (pursuant to clause 4.7 of the Scheme) approve the application unconditionally or subject to suchconditions as the ARA sees fit.

(2) In considering an application for planning approval under Section 4.7 of the scheme, where, in the opinion of theARA, the variation is likely to affect any owners or occupiers in the general locality or adjoining the site which is thesubject of consideration of the variation, the ARA may

(i) consult the affected parties in accordance with Clause 4.17 of the Scheme;

(ii) have regard to any expressed views prior to making its determination to grant the variation.

Forrestdale Business Park – Development Guidelines4

Site Development Guidelines for the Forrestdale Business Park Precinct

ALTERNATIVE PERFORMANCE CRITERIA

(DISCRETIONARY)

D1.1Setback Variations

Setback variations may only be consideredwhere the proponent can demonstrate tothe satisfaction of the ARA that:-

(1) Such a variation will not negativelyimpact on adjoining development orthe street appearance.

(2) The development will constitute ageneral improvement to the site’ssustainability and aesthetic appearanceof the area.

(3) The variation will not detrimentallyimpact upon sight lines from vehicles.

ACCEPTABLE SOLUTION

(PERMITTED)

A1.1Street SetbackRequirements

(1) The minimum buildingsetback from the streetboundary is 15 metres(please refer to Figure1.1)

(2) In the case of a lothaving frontages on twostreets, the setback tothe secondary streetmay be reduced to 6metres, including alandscaped strip of 3metres.

(3) The reduction of thesecondary street setbackis subject to provision ofan adequate visualtruncation of the corner.

A1.2Side and Rear SetbackRequirements

Minimum side/rear buildingsetbacks are to be inaccordance with theBuilding Code of Australia.

PERFORMANCE

STANDARDS

P1SETBACKREQUIREMENTS

Appropriatesetbacks are neededto provide anattractive setting forbuildings andenhance the level ofamenity of the sitefor both occupantsand visitors. Asetback is thedistance betweenthe wall of abuilding, measuredat right angles to theboundary, and thelot boundary.

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 andassociateddocumentation.



(DISCRETIONARY)

D1.3 Trade Display

A trade display located within a setbackarea will be the subject of a separateplanning application and will not be morethan one fifth of the setback area and beno closer than 6 metres to the street.

D1.4Fencing

(1) Fencing as a barrier will not bepermitted along the street frontage.However the ARA will considerapplications for fencing within the frontsetback area, where the proponent candemonstrate to the satisfaction of theARA that the fencing will be integratedwith landscaping to enhance theamenity of the site. Fencing is not tointerfere with reciprocal access and/orparking arrangements with adjoiningproperties.

(2) All other fencing abutting side or rearboundaries is to be of a uniform nature,preferably constructed of black wirering lock, masonry or other materials tothe satisfaction of the ARA to achieve ahigh visual standard.

ACCEPTABLE SOLUTION

(PERMITTED)

A1.3 Use of SetbackAreas

(1) Subject to landscapingrequirements, setbacksmay only be used for:

• vehicular access;

• loading;

• landscaping; and/or

• trade display.

(see Figure 1.1)

(2) No such area will beused for the parking ofvehicles which are beingwrecked or repaired, orfor the stacking orstorage of fuel, rawmaterials, products, orby-products or wastes ofmanufacture.

PERFORMANCESTANDARDS

P1SETBACKREQUIREMENTS(cont)

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 andassociateddocumentation.


Access, landscaping,loading, trade display and parking

Major Street

Min

or

Str

eet

6000

6000

5500

3000

30003000

Scale 1:200

1500

0

Figure 1.1 – Indicative Use of Setback Areas




(DISCRETIONARY)

D2.1 Height Variations

Height variations may only be consideredwhere the proponent can demonstrate tothe satisfaction of the ARA that:-

(1) The variation in height will contribute tothe overall design of the externalfacades and bulk of the building andenhance its visual amenity.

(2) The finished ground level of the site islower than adjoining sites.

(3) The height/bulk of adjacent buildings issuch that a variation in height on thesubject site would not reduce theamenity of the locality.

(4) The proposed building height isnecessary for the functional andsustainable requirements of thedevelopment.

(5) In cases where a site is located on thecorner of Primary Local Roads andRegional Roads, building mass andscale may be increased to define theselocations as Gateways and activitycentres.

ACCEPTABLE SOLUTION

(PERMITTED)

A2.1 Building Height

The maximum height foroffices (which are ancillaryto other buildings) is 2storeys (8.5m maximum toroof ridge).

The maximum height for allother buildings andstructures is 4 storeys (17 mmaximum to the roof ridge).

PERFORMANCE

STANDARDS

P2 BUILDINGDESIGN

The intended identityfor the ForrestdaleBusiness ParkPrecinct is one ofhigh quality buildingsand sustainable sitedevelopment (seeFigure 2.1).

Building height is thevertical distance atany point fromnatural ground levelto the uppermostpart of the buildingabove that point(roof ridge, parapetor wall), excludingminor projectionsabove that point.

SUBMISSION

REQUIREMENTS

Front, side andrear elevationsand crosssections of thebuilding at aminimum scaleof 1:200.

Survey planindicating naturalground levels(AHD).

Site plan at aminimum scale of1:200 showingfinished floorlevels and naturalground levels.

D2.2 Variations to the Street Facade

(1) In cases where the building façade isset back not less than 21 metres fromthe street, the walls in the facade maybe constructed of materials other thanthose specified in A2.2 (1), providedthe materials proposed are structurallyand aesthetically acceptable to theARA; and

(2) In the case of a corner lot with an area> 1 hectare and a frontage > 60 metresto each abutting street and wherebuildings are within 21 metres ofTonkin Highway but not less than 21metres from any other street, the wallsin the facade may be constructed of amaterial other than that specified in 2.2(1) provided that the material proposedis structurally and aestheticallyacceptable to the ARA.

A2.2 Building Façade(street elevation)

(1) Each facade of thebuilding will beconstructed of brick,stone, concrete or glassor a combination ofthose materials or similarmaterial as approved bythe ARA (see Figure 2.2);and

(2) Panel filling of otherbuilding materials to adesign approved by theARA may be permittedon external walls above2 metres from the levelof the ground floor.

P2 BUILDINGDESIGN (cont)

Buildings should

present well-

designed and inviting

frontages to street

and public areas (see

Figure 2.3 and 2.4).

Street elevationsof the building ata minimum scaleof 1:100 showinga material andcolour schedule.


Figure 2.1 – Indicative Building Forms


Figure 2.2 – Indicative Materials for Building Facades

Figure 2.3 – Indicative Business Park Façade Designs

Forrestdale Business Park – Development Guidelines 1 0

Figure 2.4– Indicative Designs for Sundry Structures & Equipment





(DISCRETIONARY)

D3.1Variations to the Size of IndustrialUnits

The ARA may only consider a variation tothe minimum size of an Industrial Unitwhere it can be demonstrated that the useof the unit will comply and be maintainedin accordance with Scheme requirements.

ACCEPTABLE SOLUTION

(PERMITTED)

A3.1Size of Industrial Units

An industrial unit is to be aminimum of 150m2 withdimensions not less than 8metres in depth or width(see Figure 3.1).

PERFORMANCE

STANDARDS

P3 INDUSTRIALUNIT SIZE

SUBMISSION

REQUIREMENTS

Site plan to aminimum scale of1:500 and floorplan to aminimum scale of1:100.

D4.1Variations to Service Yards

(1) The ARA recognises that someindustrial operations require a roofed orenclosed service yard; for example,where goods to be stored wouldotherwise perish. In such cases,application can be made for ARA’sconsideration to roof part or all of ayard or to enclose the yard.

(2) It is pointed out that enclosing yardswill have implications in respect of fireprovisions and these should bediscussed with a member of the City ofArmadale’s Building Department.

(3) If a lot contains a single tenantindustrial building, it is often desirable,though not necessary, to provide aservice yard.

A4.1Service Yards

(1) Each unit must beprovided with a yard50m2 in area and with aminimum dimension of 5metres (see Figure 3.1);

(2) The service yard mustbe adjacent to andaccessible from the unitsby service vehicles;

(3) Service yards are to besuitably paved anddrained;

(4) The service yard doesnot include the vehicleaccess way to the units;

(5) All service yards must befenced to a height of 1.8metres;

(6) A masonry wall mustscreen the service yardwhere visible from thestreet, parking areas oradjoining lots. Link meshfencing may be usedelsewhere.

P4 SERVICEYARDS

Screened serviceyards can provide aninvaluable externalstorage and servicearea to individualindustrial units,without detractingfrom the amenity ofthe development. A service yard is ascreened storagearea directlyaccessible from anindustrial unit.

Site plan to aminimum scale of1:500 and floorplans to aminimum scale of1:100.


Figure 3.1 – Indicative Industrial Unit & Service Yard Layout

Warehouse

1500

050

0060

0055

00

Scale 1:50019

Industrial UnitShowroom

ServiceYard

1817

1615

14

2021

2223

245

1 2 3 4 7 99 10 11 12 136

3000 60005500 5500 10000 20000



ALTERNATIVE PERFORMANCE

CRITERIA (DISCRETIONARY)

D5.1Variations to Landscaping

A variation to landscaperequirements may only beconsidered where the proponentcan demonstrate to the ARA’ssatisfaction that an alternatelandscape plan will be implementedon site and will:-

(1) Enhance site amenity throughprovision of shade trees toparking areas, screening serviceareas and framing the proposeddevelopment;

(2) Achieve a high order ofsustainability throughstormwater harvesting,Waterwise plantselection/placement and overallwater sensitive design;

(3) Provide area within or adjacentto the site for respite andrelaxation by users of thedevelopment site;

(4) Achieve integration with multipleuse drainage corridors; and

(5) Minimise nutrient export.

ACCEPTABLE SOLUTION

(PERMITTED)

A5.1Landscaping Requirements

All applications for DevelopmentApproval will provide landscapingincorporating the following:

(1) A minimum of one-sixth of thesite area is required to belandscaped. This includeslandscaping strips of 3 metreswide to all street setbacks.

(2) Vegetation will be selected fromthe FBP Indigenous SpeciesList (Fig 5.1) and planted inaccordance with the approvedlandscape plan within 30 daysof completion of thedevelopment. The retention ofexisting native vegetation ispreferred.

(3) Provision for shade treeplanting should be madeassociated with any parkingarea based on a minimumstandard of 1 tree per 4-6parking spaces.

(4) Designs will accord with“Waterwise” landscaped designprinciples.

PERFORMANCE

STANDARDS

P5LANDSCAPING

Landscaping is to beprovided andmaintained so as toenhance theappearance from thestreet and contributetowards theachievement of highenvironmentalstandards on alldevelopment sites(see Figure 5.1).

The ARA issupportive ofintegratinglandscape plantingwith stormwatermanagement inorder to achievemore water sensitivedesign outcomes.

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 andassociateddocumentationindicating plantspecies andirrigation(including re-useof stormwater).


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D6.1 Variations to Car Parking

The ARA may relax parkingstandards as set out in Table 1 andSection 5.5 of the Scheme wherethe ARA is of the opinion that:

(1) different uses will generate ademand for parking at differenttimes, allowing parking spacesto be shared;

(2) the number of parking spacesrequired under Table 1 can onlybe provided in a manner whichresults in a built form in conflictwith the existing or planneddevelopment in the locality; or

(3) contractual arrangements havebeen made for the parking orshared use of parking areaswhich are in the opinion of theARA satisfactory.

ACCEPTABLE SOLUTION

(PERMITTED)

A6.1 Car Parking Requirements

(1) Car parking will be provided onsite in accordance withSections 5.4 - 5.8 and Table 1of the Scheme.

(2) Parking spaces andmanoeuvring areas will bedesigned in accordance withAustralian Standard A2 2890.1Off-street parking, and paved,kerbed, drained and marked tothe satisfaction of the City ofArmadale.

(3) Parking design must enable allcars to leave the site withoutreversing onto the street.

(4) Parking areas are not to beused for the storage of goods,rubbish and equipment or forindustrial or automotivepurposes such as wrecking orrepair.

(5) Parking layout, surfacing anddrainage is to take intoconsideration Water SensitiveUrban Design Guidelines (seeAppendix A) to reduce thegeneration of polluted run-off.

PERFORMANCE

STANDARDS

P6 CARPARKING

Car parks can be alarge generator ofrun-off and pollutedstormwater. Theprinciples of limitingthe area ofimpervious surfacesapply. Considerationshould be given toWater SensitiveDesign in selectingthe method and typeof construction forcar parking areas(see Figure 6.1).

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 indicatingindividual carbays, crossovers,planting andmanoeuvringareas.


Figure 6.1 – Indicative Car Parking Layout





ACCEPTABLE SOLUTION

(PERMITTED)

A7.1 Universal AccessRequirements

(1) Design safe, logical andpredicable pathways tobuildings which meet the needsof people who are wheelchairusers and/or visually impaired.

(2) Provide access for people withdisabilities via the mainentrance of buildings andfacilities.

(3) Provide the required numberand layout of ACROD parkingbays close to services andfacilities.

(4) Design paths, ramps, steps andlifts to comply with the currentAustralian Standards on Accessand Mobility.

(5) Ensure Australian Standardscompliant sanitary facilities forpeople with disabilities areavailable in the same locationsas conventional facilities anddesigned with the requiredcirculation spaces andfittings/fixtures.

(6) Ensure lighting meets the needsof people with low vision.

(7) Ensure street furniture is off thepath of travel and designed tomeet the needs of people withdisabilities.

PERFORMANCE

STANDARDS

P7 UNIVERSALACCESS

Provision of a safe, convenient and legible on-siteparking andmovement networkfor people withdisabilities including thoseusing wheelchairsand similar mobility aids.

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 indicatingdisabled carbays, pathwaysand manoeuvringareas to ACRODstandards.



D8.1 Determination of Off-SiteEnvironmental Impacts andNecessary Buffers

In its determination of anyapplication for planning approval,the ARA will consider the potentialenvironmental impact on the useand enjoyment of adjacent land orproperty, having regard to:

(1) The concentration of anypollutants (including gaseousemission, odour and noise) orthe level of risk; at the locationof impact;

(2) The frequency and duration ofevents associated with theenvironmental impact;

(3) Any relevant microclimaticfactors likely to affect thedistribution or dispersion ofpollutants;

(4) The practicability andeffectiveness of anyamelioration measures that mayminimise/neutraliseenvironmental impact of theproposed development; and

(5) The zoning, use and likely futuredevelopment or occupancy ofadjacent land or property uponwhich the environmentalimpacts will impinge.

ACCEPTABLE SOLUTION

(PERMITTED)

A8.1 Environmental Impact

No external environmental impactarising from the development.

PERFORMANCE

STANDARDS

P8 OFF SITEBUFFERS

External nuisanceand adverse impactis to be avoided.Where a proposeddevelopment islikely, if approved, togive rise to anysignificant off-siteenvironmentalimpacts includingpollution (gaseousemission, odours ornoise) or risk, whichis likely to result innuisance or adverseimpact on adjacentareas, the ARA may:

(1) refuse theapplication; or

(2) approve theapplicationsubject toconditionsdesigned toameliorate anyimpact.

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of1:200 anddocumentationindicatingpotentialenvironmentalimpacts.






D9.1 Variations to Effluent DisposalRequirements

(1) Where a connection to reticulatedsewerage is not available, thepremises are to be serviced by an on-site disposal and/or collection systemof such capacity and design as toprevent pollution of (including nutrientdischarge to) any ground or surfacewater systems in the vicinity of thesite.

(2) Where, either because of the nature orquantity of effluent to be discharged,or the characteristics of the site and itsenvironment, the requirements foreffluent disposal referred to in SectionA 9.1 or D9.1(1) of these SiteDevelopment Guidelines cannot bemet to the satisfaction of the ARA, theapplication may be refusednotwithstanding that the use may beotherwise acceptable under theScheme.

ACCEPTABLE SOLUTION

(PERMITTED)

A9.1 Effluent DisposalRequirements

Connection to a reticulatedsewerage system.

PERFORMANCE

STANDARDS

P9 EFFLUENTDISPOSAL

Where a proposedindustry involves thedischarge of effluent,other than thatassociated with stafftoilet facilities, thenthe premises mustbe connected to areticulated seweragesystem.

SUBMISSION

REQUIREMENTS

Site plan at aminimum scale of 1:200 anddocumentationindicating effluentdisposal system.




D10.1 Variations to SignageRequirements

(1) Signs meeting AlternativePerformance Criteria in the ARADesign Guideline - Signage(2004) or for which noperformance criteria arespecified will be considered as‘discretionary’ applications.

(2) The ARA will take the followingmatters into account inconsidering all ‘discretionary’applications:-

• The aggregate number ofsigns on the building to beminimised;

• Compliance with requiredobjectives of the ARA DesignGuideline -Signage (2004);

• Consideration of existingsigns, including signs onbuildings and outdoor usesthat constitute a sign;

• Dimensions and location ofthe sign;

• Content and style of thesign;

• Historic cultural values of thebuilding; and

• Impact of the sign onpedestrian and traffic safety.

ACCEPTABLE SOLUTION

(PERMITTED)

A10.1 Signage Requirements

Signs meeting Acceptable SolutionCriteria in the ARA DesignGuideline (2004) - Signage will beconsidered as ‘permitted’applications.

PERFORMANCE

STANDARDS

P10 SIGNAGE

Signage is to be inaccordance withthese Guidelines and the ARA DesignGuideline - Signage(2004) with theprovision that thefollowing signs ordevices areprohibited within the Precinct:

• Advertisingdevice, includingcolouredmounting,flashing,revolving or other movingsigns or device.

• Bill posting.

• Hoarding.

• Sandwich BoardSigns.

• Signs on fencesat the front of the property arenot permitted foradvertisingpurposes and are only to beused for thepurposed ofsecurity orvehicleaccess/egressand will not begreater than0.2m2 in area.

SUBMISSION

REQUIREMENTS

Street elevationsof the building ata minimum scaleof 1:100 showinga signage regime,with a materialand colourschedule.






D11.1 Variations to ThermalComfort Requirements

The ARA recognises that somebuildings cannot be optimallyorientated due to the existingshape of the lot. However othermeasures can still be undertaken tomaximise energy efficiency.

In such cases, the proponent is todemonstrate measures undertakento meet thermal comfort standardsfor industrial/office buildings asspecified in the Australian BuildingGreenhouse Rating Scheme.

ACCEPTABLE SOLUTION

(PERMITTED)

A11.1 Thermal ComfortRequirements

To achieve thermal comfort thebuilding is to be built and designedas follows:

(1) Shape and position of buildingsto follow an East-West axis (seeFigure 11.1).

(2) Face the majority of windows tothe north and ensure 100%shading in summer.

(3) Use solid mass walls and floorsinternally to maximise thermalmass wherever practical andeconomical (see Figure 11.2).

(4) Ensure all roofs have two layersof insulation wherever possibleand ensure a minimum of R2 isachieved as an insulation value.

(5) Insulate all light weight wallsand underside of exposedfloors (to the outside air) with aminimum of R1.5.

PERFORMANCE

STANDARDS

P11 THERMALCOMFORT

To ensure a holisticapproach is taken indesign to maximisea comfortableenvironment inbuildings andminimise the energyrequired to achieveadequate levels ofthermal comfort.

SUBMISSION

REQUIREMENTS

• Thermalcomfortassessment(will supportvariations tothermalcomfortrequirements).

• Narrativeincludingdemonstration.

• Drawings andspecifications.

• Landscapeplans.

• Computermodelling/simulationsand/orcalculations.

Figure 11.1 – Building Orientation


Figure 11.2 – Model of Heat Transfer within a Building


APPENDIX A:

Water Sensitive Urban Design

Lot Design

Large commercial and industrial sites tend to have extensive impervious surfaces. Onsite detention can store stormwaterin underground tanks, driveways or landscaped depression. These can reduce peak discharges and reduce downstreamimpacts.

Primary treatment of stormwater should occur on lots. Planting out gardens and verges ensures that runoff is absorbed andused rather than entering the stormwater system. By constructing retention/infiltration trenches on site and contouring lotlayout to direct stormwater towards these measures ensures that the road systems will have less water to deal with. Onsite infiltration can be through the provision of soak wells, basins, leaky pipes or some combination.

Secondary treatment of stormwater is generally through the use of swales or infiltration structures. Porous surfaces suchas porous pavers or brick paving could be used. Grass swales are most effective where the velocity of the water is keptlow. Retention/ detention basins can be used for infiltration in areas of public open space areas.

Car park Design

Car parks can be a large generator of runoff and polluted stormwater. The principles of limiting the area or impervioussurfaces applies. For example, the use of landscape areas, gardens and lawns as medians as well as utilising these areasfor stormwater runoff disposal, rather than to a piped drainage system can be undertaken. A range of treatment measurescan be applied, including swales, buffer strips, infiltration and bioretention incorporated into the streetscape. Where trafficis low, porous pavement may be used in open car parks and driveways as a source control measure used in conjunctionwith a stormwater infiltration system through a sand mix medium. The paving blocks are used to provide structural supportwhile retaining a large proportion of the paved area pervious for infiltration of rainfall and ponded stormwater. Pavers canreduce flow peak, increase groundwater recharge, improve water quality and reduce the area of land dedicated solely forstormwater management.

Porous pavers are not suitable for areas with very high traffic volumes or regular use by heavy vehicles. Clogging and failurerates can be high and where preclusion of moisture from the sub-pavement is critical. Install sediment traps, vegetated filterstrips or specially designed gutter systems upstream of paved areas so as to reduce sediment inputs and minimise thelikelihood of clogging. Incidental export of oil and grease from urban catchments may be better treated by grass swalesand wetlands whilst source areas of high pollution potential (eg garages, workshops and car wash down areas) shouldideally be isolated and dedicated oil and grease traps installed.

Rooftop Runoff Management

In commercial/industrial properties roofs can produce significant sources of concentrated runoff. If runoff is retarded at thesource then the size of other treatment measures can be reduced in size. It delays runoff peaks and lowers runoff dischargerates. Rooftop management measures can include vegetated roof covers, roof gardens, vegetated building facades androof ponding areas.

Maintenance of WSUD Elements

Many WSUD stormwater system elements and devices require maintenance to ensure their ongoing efficient treatment ofstormwater. The four main areas to maintain are: vegetation; filter media; debris and sediment accumulation. Refer to thetable below for a summary of WSUD objectives and treatment measures.


APPENDIX A:

Water Sensitive Urban Design - Objectives and Treatment Measures

OBJECTIVE TREATMENT MEASURE

Water Conservation Landscape practicesOn-site detentionWastewater re-use

Preventing Downstream Erosion On-site detentionFiltration and bioretentionSwalesInfiltrationPorous paving

Reducing Ecotoxic Risk Chemical spill prevention devices

Controlling Stormwater Pollution Filtration and bioretentionSwalesInfiltrationLandscape practicesPorous pavingOn-site detention


APPENDIX B:

Excerpt from Table 1: Car Parking Requirements in the ArmadaleRedevelopment Scheme 2004

LAND USE MINIMUM NUMBER OF CAR PARKING SPACE

Child care premises 1 for every 5 children accommodated when in a residential area; nil in other areas; adequate pick-up/drop-off provision in all areas

Exhibition centre 1 per 50m2 of GFA

Fast food outlet 1 per 15m2 of NLA

Industry Light 1 per 50m2 of GFA

Industry - General 1 per 100m2 of GFA

Industry - Service 1 per 100m2 of GFA

Market 1 per 15m2 of gross area occupied or as determined by the Authority

Medical Centre 5 per consulting room or 5 per practitioner whichever is the greater

Office 1 per 30m2 of GFA

Service Station 2 per service bay plus 1 per employee 1 per 20m2 of area devoted tothe retail sale of motor vehicle accessories and goods of anincidental/convenience retail nature

(Local) Shop 1 per 20m2 of NLA

Showroom 1 per 50m2 of NLA

Storage 1 per employee

Trade display 1 per 50m2 of display area

Veterinary centre 5 per consulting room

Warehouse 1 per 100m2 of GFA

In accordance with Section 5.7 of the Scheme, where no parking standard is specified in Table 1 in regard to a proposeddevelopment, the ARA will determine the parking requirement for the particular case having regard to the nature of the useand the likely generation of car parking.



Shop 4-5Armadale Shopping CityJull StreetARMADALE WA 6112

PO Box 816ARMADALE 6992

T +61 8 9399 9277F +61 8 9399 9422E [email protected] www.ara.wa.gov.au

k2d-26749-06

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