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Part 1 - Executive Summary
The following section summarises the key details of the Perth Vineyards Holiday Park
redevelopment proposal located at Lot 50 Benara Road in Caversham. For ease of reference. this section of the report has been structured 1n accordance with the Joint Development Assessment Panel (JDAP) reporting format.
Key Application Details Table 1: Key Application Detai ls
Application Details: TPG Town Planning. Urban Design & Heritage. on behalf of Aspen Funds Management Ltd
Property Location: Lot 50 (No.91) Benara Road. Caversham
DAPName· Metro East JDAP
Applicant: TPG Town Planning, Heritage & Urban Design
Owner: Aspen Funds Management Ltd
Responsible Authority: C1tyof Swan
MRS Zoning Rural
City of Swan LPS No.17 Zoning Swan Valley Rural. Add1t1onal Use Area No.71 (Caravan Park)
R-Code N/A
Use Class Cabin or Chalet (D). Camping Area. (D) Caravan Park (P - through Additional Use Right)
Strategy Policy Policy No. CP-081 (15 November 2011)
Lot Area 9.6085ha
Retention of Ex1st1ng Vegetat ion Ex1st1ng established trees.
Street T ree(s) Not applicable
Street Furniture (drainage pi ts etc.) Not applicable
Existing Land Use: Short Stay Cabins. Campground. Tourist Facilities and Administration Building
Value of Development: $7.lm1llion
Background The Perth Vineyards Holiday Park was established in 1978 (refer to Figure 1 ). Now over
37 years old. the development 1s nearing 1ts economical li fespan 1n its cunrent format.
The site requires significant investment to improve its ex1st1ng ageing infrastructure. accommodation and faol1t1 es to meet the current standard and expectation for tourist accommodation in the Swan Valley. The southern portion of the site is underutilised and
provides an opportunity to meet the demand for short-temn tourist accommodation 1n the Swan Valley.
Refer to Figure I: Extract from WA Caravan and Camping News, September 1978
According the City of Swan's 'Our Swan 2030 - Discussion Paper - Our Vibrant Economy' the Swan Valley 1s the most established tou rism area within the City, with the potential for
visitor accommodation to grow 1n the coming years:
(the Swan Valley). . .is a unique area with one of the oldest wine regions. histonc
ottroct1ons. restaurants. ca/es. brewenes. food. art. recreational attractions. scenery
and nature. In the last three years the average number of tounsm visitors to the City of
Swan compnsed of 75.300 domestic v1s1tors and 12.700 mternat1onal v1s1tors. While the occupancy rate for v1s1tor accommodation m the City of Swan 1s below the metropolitan
average and ranged between 40.596 m August 2009 and 67.796 in February 2008, 1t 1s a
potential area of growth as tounsm expands m the Swan Valley.
1y P1rr; - Lot lit·
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DOM PINEW WINES C.... . 11<1-•ncl-• Rd.~•kloe
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Wl•llltR DflHll tl7RtVAl $1!9WAWARD
HALL COLLECTION At rear of Ro1111 and Clown Hotel,
s .. n Sir~ Guildford - WA P'HONE: 279 1442.
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...... --.--por-11 - "9"*"" coppercol- - 1-_..__._ -- oe>11..i, pllmogr.pitc. ....,.Mewy, ~-IU'ljlCll"""""""'I-.
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For ~~279 4208.
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OUILOFOAD CANVASPRODllCTS IHOIJSTRIALIOOMESTIC
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fRUrr "18.EJE~Et,~~~NCHES
CARl-ANDTOW1NQ :::-.:::::-.......... --...... ...... ~7~~11.S§ ~~.:::-=-:-: =-~..:C:".~ -··-i AVEAAND LOVIE CARS .,,_......, . ..., __ ._ .. .__
Figure I : Extract from WA Caravan and Camping News. September 1978
\p1 II
Purpose of Development Application & Master Plan The principle purpose of the Perth Vineyards Holiday Park Development Application and associated Master Plan is to provide Council and
the JDAP with a document which outl ines Aspen's future development 1ntent1ons for the site. The documentation has also been prepared
to facilitate the orderly and proper redevelopment of the site for the com ing 3 years.
Project Vision Perth Vineyards Holiday Park will become the Swan Valley's premier short and long term accommodation park wi th a presentation of
built form. landscaping. public art and sustainable development that clearly demonstrates Aspen Parks and Resorts' community values.
Project Objectives:
II
To replace and improve upon ex sting on-site age'ng tourist facilities which have reached the end of their practical and financially tenable life. This includes infrastructure replacement and upgrades.
Remove operational conflicts between short-stay and long-stay accomm odation users of the site by consolidating long-term
accommodation cabin sites w1th1n the north-eastern precinct. relocating short-stay sites to the southern precinct.
Redevelop an underutilised land area in the southern portion of the site to meet growing demand for short-term accommodation in the Swan Valley.
Implement a coordinated landscaping strategy for the whole of the site.
Achieve a commercially and socially balanced development.
Implement a staged redevelopment that rna1nta1ns 50% (or greater) tourism ratios at all stages.
Achieve a flagship Aspen Parks and Resorts development for the Swan Valley region.
Proposal This document consists of;
The proposed overarching Master Plan;
Landscape Strategy and associated Public Art Strategy:
Drainage Strategy summary;
Traffic Statement;
Floor plans and elevations for the proposed new structures (identified below); and
Planning assessment of the proposal against the relevant statutory provisions.
The proposed development consists of:
Southern Precinct !Short-Term Stay Tourist Precinct>
22 short-term accommodation units (l bedroom). with 32 car bays:
46 powered caravan sites. w ith space for one caravan. one annexe to the caravan and one vehicle:
45 unpowered camping (caravan and tent) sites. wi th l car bay each (45 car bays);
One way internal vehicular access roads (4m-6m wide). with exception of access to Short-Term stay Cabins being two-way (6m
wide):
Pedestrian pathways linking pockets of open space:
Landscape buffers to the edges of the site:
Areas designated for drainage and recreational open space;
An amenity bu1ld1ng with toilets, showers, change rooms. laundry, baby change and store;
Kitchen and cabana;
2 toilet modules servicing the camping area:
Playground and sw1mm1ng pool;
Recreation room:
14 off-street car bays: and
12 off-street boaVcaravan bays.
North-East Precinct !Consolidated Long-Term Stay Precinct)
Replace existing cabin sites and camping (tent) si tes with upgraded cabin product:
14 Cabins- Long-Term (Type A-2 beds)
7 Cabins - Long-Term (Type 8 - 2 beds)
14 Cabins- Long-Term (Type C- 1 bed)
1 Cabin - Long-Term (Type D-1 bed)
Refer to Figure 2: Proposed Master Plan (Source: PGA)
At ultimate development, the Perth Vineyards Holiday Park will comprise of 307 sites. 1nclud1ng the following:
151 Long-Term cabins (North-East Precinct);
43 Short-Term cabins (North-Western Precinct) :
22 Short-Term cabins (Southern Precinct);
46 Short-Term powered caravan sites; and
45 Short-Term unpowered caravan sites (including tents).
Introduction
This report has been prepared by TPG Town Planning. Urban Design and Heritage (TPG) on behalf of Aspen Funds Management Ltd to
support a Development Application and accompanying Master Plan for the redevelopment of the Perth Vineyards Holiday Park located
at Lot 50 (No. 91) Benara Road. Caversham. This report provides details of the site. proposed development and technical advice that
addresses all relevant statutory compliance. policy requirements and planning merit considerations.
In brief. the proposed development will:
Provide a logical extension to the Perth Vineyards Holiday Park at an appropriate scale and design to suit the cunrent demand for
accommodation within the Swan Valley:
Integrate with and compl iment the existing surroundings of the Perth Vineyards Holiday Park and contribute to an attractive and
coherent holiday park environment:
Provide high quality accommodation 1n terms of architectural design, site layout. materials. and colours; and
Provide for adequate. safe and functional vehicular and pedestrian movement through the site which will contribute to the overall
aesthetics of the development.
Pr·t
..,___..,_"'ii" ___ /
Figure 3: Location Plan
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I CAVERSHAM ~
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incl e.. '°'i. ~-F , -.1 Pn ·-:1ni..:1 - (k v; TlC' 'lf ~r1 II
Subject Site
Location The sub1ect site is located within the Swan Valley. approximately 12 kilometres northeast of the Perth CBD. The subject site fronts Benara Road and 1s approximately 800 metres west of West Swan Road.
Refer to Figure 3: Location Plan
Existing and Surrounding Development The northern portion of the subject site comprises existing accommodation units and amenities of the Perth Vineyards Holiday Park.
including cabins. campground. ablution blocks. adm1nistrat1on and recreation facilities. The si te contains a mixture of short-stay and longstay cabins as detailed 1n Table 2.
Table 2 - Existing /Approved Cabins and Caravan Sites
Existing/ Approved Development
Short Term Long Term
Cabins (Developed) 64 85
Cabins (Approved but not developed at time of print) 9 0
Caravan Sites 51 0
Sub-Total 124 85
Total 209
Per cent or Short and Long Term Accommodal1on 59% 41%
Abutt ing !he subiect site to the south 1s a Regional Reserve for Parks and Recreation. This 1s registered as a Bush Forever site (No.305), under the management of the Western Australian Planning Commission. Existing rural residential propert ies are located to the west of
the site. These rural res1dent1a l properties ar·e buffered from the site by an ex1st1ng brook and associated vegetation which runs along the
common boundary. Agricultural land exists to the east and south east of the subiect site.
Refer to Figure 4: Aerial Plan
II
LEGEND ~·-·-·~ SUBJECT SITE L,_,J
Figure 4: Aerial Plan
; ·-·1 l._ . ....i
AREA SUBJECT OF THIS DEVELOPMENT APPLICATION ~
Site Description The subject site is describe as Lot 50 on Plan 98581 and is approximately 9.6 hectares in
area. The particulars of the Certificate of Title are summarised 1n the table below
l1t:1 .....
50 9.6 ha 2614168 98581 Aspen Funds Management Um1ted
Refer to Appendix A - Certificate of Title
Easements and Title Encumbrances It 1s noted that a number of easements exist on the subject site. 1nclud1ng:
Drainage purposes (Water Corporation and City of Swan);
Energy (0306872 to Alinta Gas); and
Energy (State Energy Comm1ss1on of WA/Western Power).
Refer to Figure 5: Site Plan
The layout of the proposed development does affect the continued function for which
these easements have been created for.
~·- ·- · - •-!:!"!, ,_ , _ ,_ ,_ , .;r--·-· 1 ,_.,., G'"" ,. .. I i 1·+ ·-·' i \ / i i: / ' .' .';,~. NORTH .... ST I I a / I 098581 PRECINCT •
i ~ / .,a.,. ~· i~: -. / ·" -1 ~- I.~( i •: . '·6 ... , . I 2<R1 I c·,. - .'f-·------·---1s ..... ....... , ;; ~ I . . .......... , ~!
I' '· I J:::; SOUTHERN r PRECINCT
I Ii I
LEGEND !' 0 - •- •t SUBJECTSITE ; ·- ·1 AREASUBJECTOFTHIS
L ,_ ,j 1,_ ,_j DEVELOPMENTAPPLICATION
Figure 5: Sile Plan
(-}
View of Perth Vineyards Holiday Park look mg north to Ben or a Rood. Vacant land to the south-west corner of the photo.
Existing cabins located m the north-eastern precinct (looking north-east towards Benora Road) which have successjufly co-ex1s/ed w1lh lhe ne1ghbonng agncullural opera11ons on Lol 223 since 1978
HolrrJ:y
Existing Western Power 330kVoverhead power Imes and assoooted 60m wide easement: looking east
II
Site Analysis
During the site analysis phase of the proiect a number of opportunities were 1dent1fied including:
the ut1hsat1on of the undeveloped portion of land to the south of the Western Power easement for short-term tourist accommodatron,
the adaptive use of the existing north-eastern precinct as dedicated long-term accom modation area. prov1d1ng effic1encres 1n long-term cabin layouts; and
underuti lised vistas southwards towards the parkland and across the fields to the east.
Site Considerations
Power Easement Due to Western Power's operational and safety policy provisions, it was recognised that no dwellings or useable recreational
open space could be planned for within the Western Power 60m wide easement. This easement is in place to protect and provide access to the 330Kv transmission line.
Site Contours & Floor Levels The site slopes away from Benara Road. falling to the south. Within the southern precinct. the existing site contour levels have a height variation ranging between 5-6m Australian Height Datum (AHO) south-east of the Western Power easement down to approximately 1 m AHO along the southern boundary of the site.
The Department of Waler previously assessed updated flood modelling fo r the s1 le 1n 2014 and had no ob1ect1ons lo !he
proposed conlracl1on of the Floodway line so Iha! the 100 year ARI flood extent remains w1th1n the creek line. This means that
development can now occur w ithin the southern precrnct. Whilst the revised ftoodway (the creek hne) still encroaches partially onto the sub1ect area. the areas proposed for development remain outside of this zone.
Re/er to Figure 6: Approximate fiood exrenrs (Source: Corerro Env1ronmenraf)
Based on the Departm ent of Water's advice, permanently constructed cabins need to be positioned at a higher ground. where a finished ftoor level of at least 6.17 m AHO (100 year ARI) 1s to be achieved. This requirement in forms where this type of
development can occur (without the necessity to import extensive amounts of fill to meet this requirement). and what other
types of land uses may be considered on low-lying areas (e.g. camping grounds, caravan bays). Land uses such as camp sites.
mobile caravan sites with no permanent habi table buildings, ablution blocks I cooking areas can occur at levels less than 6.17 m AHO subject to the Department of Water's endorsement which has been achieved. This criteria is further discussed 1n the Development Proposal section of this report.
Refer ro Figure 7: Sire Analysis (Source: PGA)
The basis of the design has been to follow the ex1st1ng contours where possible to m1n1mise cut and fill and disturbance to
the small creek which runs 1n a north-south direction on the western side of the site. This creek 101ns the Bennett Brook approximately 260m south-west of the site.
Interface Considerations
II
Improvements need to be made along the Benara Road frontage to achieve a softer interface between the holiday park and the general streetscape; thereby pos1 t1vely contributing to the wider Swan Valley Planning Act area.
The southern precinct contains some established trees and vegetation along the periphery of the site. There 1s an opportuni ty to integrate this as part of the broader Landscape Strategy for the site. which includes the planting of a 6m wide (minimum )
vegetation buffer zone along the periphery of the southern precinct to provide a pos1t1ve interface to adjoining rural residential and agricultural land uses.
Figure 6: Approx1ma/e fiood extents (Source: Coterra Environmental)
f"'"'...,. ~ ......... J . .I
OI
07
08
06 •. 1 0
15 I ~ I ~ I >
·1 L .. ,.,. - - --~ _ .. _ _..
VAC ANT LAND
Figure 7: Site Analysis (Source: PGA)
• 1 H I
I 0 1 o I o I
I ~ B l ~
I ~ 0 _J ;:' --
01 VEGETATION BUFFER ZONE TO THE FRONT BOUNDARY ANO AROUND UNDEVELOPED PART Of SITE
02 OPPORTUNITY TO CONVERT EXISTING SHORT TERM ACCOMMOOATION ON THE EASTERN PART OF THE PROPERTY TO LONG TERM ACCOMMODATION
OJ SHORT TERM ACCOMMODATION ZONE (EXISTING AND NEW UNITS)
04 NEW ACCESS ROADS IN THE 'AESTERN PQINER EASEMENT · NO DEVELOPMENT
0!5 CARAVAN LOT AREA FOLLO\IVINO THE EXISTING CONTOUR LEVELS
06 NEW SHORT TERM ACCOMMODATION UNITS ON HIGH SECTION OF SOUTHERN SITE
01 NEW TENT AREA
08 POS ANO SITE DRAINAGE AREA
a
Indigenous Heritage The Department of Abong1nal Affairs (DAA) (2014) Aboriginal Hentage Inquiry System
Database was searched and there are four registered sites which cover the site and surrounds:
Bennett Brook: Lord Street for ceremonial, skeletal material/burial (Site No. S02663: Site ID 3489)
Bennett Brook in toto: for mythological values (Site No. S02254: Site ID: 3692)
Marshalls Paddock for skeletal matenal/burial (S1teNo.S02197:Site ID: 37 44)
Bennett Brook: Camp Area for ceremonial, mythological values (Site No. S01997: Site ID: 3840)
There are two registered 'Other' (Stored Data) heri tage places, which are 1n close
association with the subject area. These are only provided as Stored Data records: therefore they do not consti tute an official hentage site. These are:
Turtle Dreaming Site for Mythological values (S1 telD:21504)
Li ttle Creek/One Hundred Year Creek for Mythological values (Site ID:22159)
A letter to the DAA was prepared on behalf of Aspen Parks Property Management by
Hentage Link 1n February 2014. which requested confirmation of the Abong1nal heritage
sites and Stored Data areas cu rrently 1ntersect1ng the subject area. and requested whether
further approvals are required under Section 18 prior to further development within
the subject area. The DAA responded in March 2014 stating that given the extensive disturbance of the subject area relating to agricultural and residential development.
particularly with regard to Site 3692 (Bennett Brook: 1n toto). which has been extensively modi fied, negates the requirement for further approval under Secllon 18.
The only s1tuat1on 1n which the DAA should be further involved 1n the planning and
development of the subject area is if the proposed development will have an impact on the flow of water or ecological health of Site 3692 (Bennett Brook· 1n toto). This proposal does not impact on these fac tors.
The DAA also endorses the development and adoption of a Cultural Malena! Contingency
Plan. which describes the actions to be taken should any suspected cultural matenals be discovered within the subject area during the lifetime of the development.
a
Neighbouring Land Uses & Consideration of Separation Distances The following table identifies the surrounding land uses and associated operations and buffer cons1deratmns.
The Wiltoraine The farm is located approximately 700 metres north-west of the Poultry (rearing) site. Land uses considered to be potentially sens1t1ve to em1ss1ons Farm 1n terms of the Environmental Protection Authority's (EPA) Guidance
Statement No. 3 (June 2005) include residential developments and
caravan parks.
Although the guidelines recommend a 300 - 1000 metre separation
distance. the Ci ty of Swan, at its Ordinary Meeting of Council held
on 15 December 2010 inter aha resolved that a 200 metre buffer
be applied between the poultry farm and residential uses. The
WAPC subsequently resolved to also accept a 200 metre buffer
on 12 September 2012 when 1t finally endorsed the Cavers ham Local Stnucture Plan (CLSP). On this basis. development within the
southern portion of Lot 50 would be deemed acceptable due its
separation distance from the Poultry Farm.
Astral Brickworks Astral Brickworks operates approximately 460 metres south east of
Lot 50. The recommended separation distance stipulated by the EPA
Guidance Statement 1s 300-1000 metres.
During the consultation process for the CLSP. the Department of
Environmental Regulat ion (DER) advised that particulate levels
emitted from this bnckwork are not significant enough to present
a health nsk although 1t may result 1n amenity impacts. lt 1s noted
that this was not raised as a concern as part of the previous JDAP Development Appl1cat1on (Ref: DA-826/2012).
Viticultu ral V1 t1cultural operations adJOln the Lot 50 directly to the north east and operations also directly across Benara Road to the north west. The Guidelines
for Separat ion of Agricultural and Res1dent1al Land Uses (August
20 12) requires a separation distance of 500 metres.
The existing caravan park with its related cabins and chalets
have been 1n existence since the late 1970's. Whilst the proposal will enable additional chalets, it is a fact that sensi tive receptors
(res1dent1al properties) already exist w1th1n the said buffer.
lronbark Brewery The lronbark Brewery and Lilac Hill Estate Winery are located to and Li lac Hill Estate the east. It 1s noted that the operations of these two businesses Winery were not raised during the JDAP's cons1derat1or1 of the previous
Development Appl1cat1or1 (Ref: DA-826/2012). The Environmental
Protect ion Authority's (EPA) Guidance Statement No. 3 (June
2005) guidelines recommend a buffer distance of 200-500 metres
depending on the size and type of the product. The existing
cabins located 1n the north-eastern port ion of Lot 50 are located approximately 200 metres from the brewery.
Previous Planning Approvals
The subject site holds approvals for 'Caravan Park' as an Add1t1onal Use. which has been
operation on site since 1978 and includes short stay cabins, long stay sites. campground, tourist faol1t1es and adm1nistrat1on.
A summary of previous development appl1cat1ons relating to the whole of Lot 50 are:
DA- 14892/ 2003 (Cancelled. 09/ 07/ 2003. Proposal - Park Home):
DA-728/2009 (Approval Issued. 2511112009. Carport):
DA-7 40/2009 (Approval Issued. 17 / 11/2009. Ablutions and Carport):
DA-780/2009 (Approval Issued. 16/12/2009, Patio);
DA-310/2010 (Approval Issued, 02/0712010. New Transportable Cabins (2) & Relocation of Ex1st1ng Cabins (4):
DA-285/2012 (Approval Issued, 11/04/2012. Carport/Patio);
DA-481/2012/A (Approval Issued, 19/ 11/2012. Upgrade of Holiday Park - new replacement cabins 1n North-Eastern Precinct); and
DA-826/2012 (Approval Issued 02/2013, 35 new short-term tourist cabins 1n North-Western Precinct).
DA-494/2014 (Approval Issued November 2014, 9 new short stay tourist cabins 1n North-Western Precinct).
DA-804-2014 (Approval Issued January 2015. 3 long term cabins 1n North-Eastern Precinct).
Refer to Figure 9: Planning Approvals Issued Since 2013
LEGEND !'·-·-·~ SUBJECT SITE
L,_,J • Figure 9: Planning Approvals Issued Since 2013
I'
PREVIOUS DEVELOPMENT APPLICATI ON APPROVALS ~
\1 II
Development Proposal
The proposed development consists of the Southern Preonct (Short-Term Stay Tourist Precinct) and the North-Eastern Precinct (Consolidated Long-Term Stay Precinct) as discussed 1n the following section of the report.
At ultimate development. the Perth Vineyards Holiday Pari< will comprise of 307 sites. including the following:
151 Long-Tenm cabins (North-East Precinct):
43 Short-Term cabins (North-Western Precinct):
22 Short-Term cabins (Southern Precinct):
46 powered caravan sites: and
45 unpowered caravan sites (including tents).
The reinvestment being undertaken by Aspen for th is redevelopment will achieve a positive tourism outcome for the region through the
prov1s1on of add1t1onal short-stay tourist accommodation. The redevelopment will also include new ablution fac 1l1 t1es. and shall provide additional services (including camper's kitchen, recreational fac1l1ties. and swimming pool). The approach to the redevelopment of the
Perth Vineyards Holiday Park 1s 1n-keep1ng with the State Governments overarching Tourism Planning Guidelines (Western Australian Planning Comm1ss1on and Tourism WA 20 14).
Refer to Appendix B-Arch1tecturaf Plans
Southern Precinct (Short-Term Stay Tourist Precinct)
D
22 short-term accommodation units (1 bedroom), with 32 car bays:
46 powered caravan si tes. wi th space for one caravan. one annexed to the caravan and one vehicle:
45 unpowered camping (caravan and tent) sites, with 1 car bay each (45 car bays):
One way internal vehicular access roads (4m -6m wide). with exception of access to Short Stay Cabins being two-way (6m wide):
Pedestrian pathways linking pockets of open space:
Landscape buffers to the edges of the site:
Areas designated for drainage and recreational open space:
The proposed development shall provide a high level of ons1te facilities, including an amenity building with toilets. showers. change rooms, laundry, baby change and store:
Kitchen and cabana:
2 toi let modules serv1ong the camping area:
Playground and swimming pool:
Recreation room:
14 off-streel car bays: and
12 off-street boat bays.
:=--~~ u 11nurµ,, \ ·-i;:y
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--~-:!B_--~~=~: ~v ... ..._zu.s -
~~wru /at .--> Al-:-"f/\1\\~ 11 11 9 :':!:=";!u
Figure I 0: Southern Precinct of Proposed Master Plan (Source: PGA)
Design Layout -Southern Precinct
Land Use By Finished Floor Level The issues of flood risk needed to be taken into cons1derat1on during the design phase
of the prowct. Due to the naturally low-lying topography of the southern boundary, a
practical design and land use solution was required in order to satisfy the Department of
Water's land use requirements for the Southern Precinct.
Permanently constructed accommodation (short-term tourist stay) located 1n the
Southern Precinct will need to be located on higher ground 1n order to meet the flood
risk criteria applied by the Department of Water. To avoid the importation and retaining of
excessive amounts of fill over the site. Aspen resolved to apply a more appropriate land
use solution across the site which corresponds w ith the acceptable minimum habitable
ftoor levels applied by the Department of Water.
Prior to detailed design, Aspen met with the Department of Water to discuss possible
land uses and the spatial placem ent of these uses across the site. A mutually agreeable
outcome was reached so that camping and caravan parking areas can be located in the
lower lying areas. whi lst the permanently constructed habitable buildings be located on
higher ground. The following criteria. as agreed to by the Department of Water has been
applied to reach the pract ical design and land use solution:
Development Type: Department of Water M1n1mum Habitable Floor Levels (Suggested Criteria)
Permanent Permanent habitable cabins to have finished ftoor levels of at least 6.17 m AHO
Conslructed Cabins (100 year ARI). where 11 ts recommended for floor levels to have O.Sm freeboard
above this level
Mobile Van Sites Between U.O m AHO and 5.5 m AHO - mobile caravan s1tes only. no permanent
type habitable bu1ld1ngs.
Camping Sites Up to 4.0 m AHO - grassed areas only with camp tent sites only.
Ablution Blocks/ No lower than 4.65 m AHO (25 year ARD: sewerage & electrical 1nstallat1ons
Cooking Area need to be treated/protected against impacts from >25 year ARI flooding
The Department of Water supports the proposed development w1 th1n the flood fringe,
provided that these gu1del1nes are generally adhered to.
Earthworks Approach The proposed caravan bays and camping sites will need to be levelled as much as
possible to facilitate easy camping and caravan parking. Only slight terracing in a general
north-south direction will need to occur to account for current ground levels and suit the
new road access. Earthworked banking of the access roads th rough the Western Power
easement will be required in order to achieve the required gradients, linking existing roads
through to the proposed redevelopment area.
Built Form The proposed development of the Southern Precinct benefits from being nestled at the
rear of the site, out of view from passing traffic along Benara Road. W1th1n the site itself,
caravan and tenting sites are broken up by introduced trees and landscape planting zones.
providing shaded ret reats.
Permanent buildings. such as the amenities and short-term accommodation structures
are single storey only. The amenities bu1ld1ngs have been grouped together 1n order to
centralise accessib1l1ty to all facilities.
Tent and caravan sites will be broken up by existing and introduced trees and landscaped
planting zones to provide shaded retreats.
C ku,j1yF lrh-
Colour Palette The proposed cabins and tounst faol1t1es will apply s1m1lar materials. colours and tex ture
1n keeping wi th the developm ent approved by the City of Swan and the JDAP as part of the
previous stages (City of Swan DA Reference: DA826/2012). P1ck1ng up on the vineyards
theme, the proposal is to apply earthy and vineyard tones through a combination of
colours that complement the rural residential context.
Refer to Appendix 8: Proposed Development Plans
a
Roads and Parking The proposed layout for the Southern Precinct incorporates a one-way road system (4m
wide) leading in and out of the site via the existing internal road network. There is a two
way road (6m wide) which services the proposed short-term accommodation area.
Caravan turn ing templates have been applied du ring the design process to ensure motor
vehicles towing caravans can maneuver w ith ease throughout the si te. Each cabin and
camping (caravan and tent) site w ill have a designated car bay. This ratio is 1n keeping
with the previous planning approvals issued by the JOAP and the Ci ty of Swan for this site.
Pedestrian Linkages The project incorporates pedestnan linkages through the Southern Precinct. Stairs and
ram ps provide logical l inkages through the stepped levels of the site. enabling the free
movement of campers to access the ameni ties (kitchen. ablutions. sw1mm1ng pool.
playground and recreation room) and the grassed open space areas.
ol0o Oo 0<')
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/ / / /
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0 o min 4000mm AS PER DIVISION 4
~ ~ CP & CG REGULATIONS; c: >< MAXIMUM 6000mm FOR
~ --~;:: --~ ::c :::- - - - ___ _ -<~ _______________ ~E ~ TURNING AND MANEUVERING
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~:, CARAVAN SITES
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REFER TO SK-02 FOR LOCATION
-----
Ex1st1ng children·s playground at the Holiday Park. An add1t1onal playground and sw1mm1ng pool are
proposed within the new Southern Prec inct redevelopment.
STANDARD TENT SITES
CAR SPACE IS USED TO SATISFY =El= I ' - -0 1-J I THE 3m SEPARATION REQUIREMENT
I
~gjO TENT AREA
e~~gjO
Cl Cl Cl C'?,
Cl Cl Cl C'?,
Cl Cl Cl (")
LONG TENT SITES
10x3m FOR CAR AND PRIVATE OPEN SPACE
~ :> ~·<:,: ... ·.\~~< '.':~ ,,, ' ,, ,,
L 6000 L 6000 L 3000 L 6000 L 6000 L 10000 L 1 1 1 1 1 1 1 TENT SITES
REFER TO SK02 FOR LOCATION
Figure I I: Examples of caravan and tent sites to be located within the Southern Precinct. A vanety of van and tent site lengths have been provided to cater for larger vehicles and tents where possible. These have been aligned where possible to enable vehicles ta dnve through. (Source: PGA)
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Landscaping Aspen acknowledge the need to implement a coordinated landscape and implementation strategy for the whole of the subject site to
provide a buffer to adjoining sens1t1ve properties. Landscape Australia Pty Ltd has prepared a Landscaping Strategy to accompany the
development application and 1s appended to this report as Appendix C.
Refer to Appendix C - Landscape Strategy
Landscape character will be critical to create a cohesive appearance for development w1th1n the Perth Vineyards Holiday Park. The
Swan Valley 1s home to a diverse range of Australian bush and wetland species combined with European settlement species. This
theme will be earned through into the landscape character 1n manner that creates interest and d1vers1ty, and that is manageable and
sustainable. The landscape design aims to created a landscape setting that will in itself serve as a unique element of the park.
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II PROP05CO TRtE L9'IE
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landscape
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""""'" A ~ Figure 12: Extract From Landscape Strategy: The Landscape Strategy provides far dense landscapmg to the penmeter of the site as part
of a revegetatian buffer. m particular the interface ta the existing rural res1dent1al development ta the west of the site (specifically ta Lats 35 and 36 Cattlegate Mews).
It should be noted that the Landscape Strategy encapsulates some of the works along the Benara Road interface. as required under
DA826/2012. It 1s considered that a more holistic approach to the Benara Road interface was warranted (i.e to be applied consistently
across the whole length of Lot 50. rather than being designed and installed at different stages). The Landscape Strategy proposes
upgraded entry statements to the site. with free-flowing fencing interfacing with Benara Road. The fence shall consist of post and rails
on a limestone wall with proposed public artwork panels dispersed throughout (please refer to Public Art section of this report below).
This curving fence line will have intermittent pockets of vegetation to provide partial screening to the site from passing motor vehicles.
Figure I 3: 30 artist 1mpress1an of Benara Road Landscape Interface (Source: Landscape Australm)
Public Art It 1s proposed that the funding arrangements for the public artwork requirements under the previous DA826/2012 will be combined
wi th the contributions required under th is proposed Development Application. Public art and sculpture pro1ects will be selected based
on local history and culture. The art works will be pos1t1oned to provide prnnts of interest along the Benara Road streetscape, adjacent
to the Perth Vineyards Holiday Park and at key points w ithin the development Aspen prefers an Aboriginal art/Noongar/Swan Valley
theme. subject to the support of the community and the City of Swan. The public art component of this development will be subject
to further feedback and advice provided by the Ci ty of Swan's Public Art consultants in accordance with processes outlined under the
City's Local Planning Policy POL-LP-1.10.
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North-East Precinct (Consolidated Long-Term Stay Precinct) Replace existing cabin sites and camping (tent) sites with upgraded cabin product:
14 Cabins - Long-Term (Type A - 2 beds)
7 Cabins- Long-Term (Type B - 2 beds)
t4 Cabins - Long-Term (Type C - I bed)
I Cabin - Long-Term (Type 0- I bed)
Refer to Appendix 8 - Proposed Development Plans
Please note: existing planning approvals have been granted by the JDAP and the City of
Swan for short-term tourist accommodation (cabins) located in the north-western port ion
of the site. This Development Appl1cat1on does not seek approval to redevelop these areas.
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'SP
Oot_
1 \\
::~~NG E~~~~~~ ~~~ORT I Perth Vineyard Masterplan II c::::::::JTYPE A. 6.Sm 12m 3m
(2 BEDROOM MODuu.R HOUSE - REFER SET SK-11 TO 16 OR 2 BEDROOM MODI.A.AR HOUSE OPTION 2- REFER SET SK-77 TO 7PJ Proposed Masterplan - North Part
c:::JTYPE a: •.am 11.6m Jm
(28EDROOMCHALET - REFERSK-80SET) I f SK03 - EB c::JTYPE C: Um 9.9m 3m 0
c:::J~~~:~'l:r~RSK.g(J~ ~on , ;g;,.-..,._ ~---
Figure 14: North-Eastern Preonct of Proposed Master Plan (Source: PGAJ
Design Layout - North-Eastern Precinct Over the last few years Aspen has been gradually replacing existing outdated cabin developments w1th1n the established north-eastern precinct.
S1m1larly. this appl1cat1on seeks to upgrade the accommodation standards by replacing
31 existing cabins. The new accomodation will be installed on footprints similar to what
curren tly exists. The proposed accommodation.units will be of a similar scale. Each site 1s provided wi th a single car bay. consistent with currently provided. No changes are
proposed to the existing access roads.
The ex1st1ng camp (tent) sites located adjacent to Benara Road wilt be relocated to the
Southern Precinct. The relocation of these sites 1s appropriate 1n the context of the noise associated wi th passing traffic on Bena1 a Road. Anecdoted evidence from campe1 s
indicate users diSlike the sites due to the traffic noise. which occurs 24/7. These existing
camp sites wilt be used for nine new cabins. These will be setback 1n excess of 15m and
shall be screened by the landscape works proposed by the Landscape Strategy.
Example of proposed new cabins which wilt replace the ex1st1ng outdated accommodation stock 1n the north-east precinct. Ex1st1ng camping sites adjacent to Benara Road. These sites are considered to be inappropriately located near the road where traffic noise affects campers amenity. These are to be relocated to the proposed Southern Precinct.
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Drainage Considerations
Coterra Environment has provided information on the drainage 1nvestigat1ons undertaken for the Southern Precinct, and outlines the
future works that will need to be undertaken to satisfy the relevant government agencies.
Refer to Appendix 0 - Dramage Summary and Assessment Advice
The proposed catchments are identified below:
The north-western portion of the 'Southern Preonct' (south of the Western Power easement) w ill drain to the east and discharge
into a b1ofiltration system (central basin) and eventually discharge to Bennett Brook.
l> The design objectives and treatment function of the system is the same as the existing northern basin (detailed in
Appendix D).
>- The basin will be designed to contain and treat the 1 year 1 hour event and have an overftow discharge to the Bennett
Brook at the 100 year peak ftow rate. Prel1m1nary m odelling 1nd1cated a volume requirement of 81 m ' (EES, 20 12).
l> The basin will be located outside the ftoodway.
The southern portion of this precinct naturally drains to the south of the site towands a wetland area (multiple use wetland).
l> This area 1s not ad1acent to the Bennett Brook therefore no discharge to the brook 1s feasible from this area.
>- This proposed sub catchment 1s to service camp sites. This will not require substantial infrastructure and therefore the
increase in impervious areas as a result of the proposed development 1s expected to be minimal.
l> The proposed drainage requirements for this sub catchment were therefore less extensive than the other sub
catchments. as the post development scenario 1s similar to the pre development scenario.
l> The DNMP proposed a nom inal b1oretent1 on area to collect gross pollutants and sediments before overflowing into the
wetland area.
>- This would be best managed through the modification and enhancement of the ex1st1ng wetland area 1nclud1ng
particular selection of wetland vegetation to limit ponding water and potential for mosquito breeding habitat.
:;. Preliminary modelling indicated a I year I hour volume requirement of 125m' (EES, 2012).
The catchment a0d drainage strategy 1dent1fied 1n the DNMP will be largely m a·nta1ned. Should fu rther earthworKs investigation 1nd1cate
that the catchment boundaries be altered slightly compared to those presented 1n the DNMP. then the sizing of both the central basin and
southern retention area will be recalculated and amended accordingly 1n the DMP
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Figure 15: Drainage Catchments (Source: Coterra EnV1ronmental)
Northem Biofitlrallon &.sin
C..W.IBlotiltrationBnlll NOITll\lll SOulhem BiofetenbOn Area
Northefn BdlhratlOf'I C.ld'V'nenl A1ea
Future Work Requirements Previously a Development Appl1cat1on (DA) was lodged for an add1t1onal thirty-five chalets
(DA826-20 12) and subsequently a further nine cabins (City of Swan Ref DA 494/2014)
located w ithin the north-western portion of the subject site. As part of these DA approvals,
there was a condi tion requirem ent (Condit ion No. 16 for the most recent DA 494/20 14) for
the preparation of a Drainage Management Plan (DMP). This DA subm1ss1on applies to the
remaining stages of the site. which includes:
The undeveloped land south of the Western Power easement which includes caravan sites and camping si tes.
The minor rearrangem ent and allocation of cabins located wi thin the existing developed areas of the site to the north-east. adjacent to Benara Road.
It 1s therefore anticipated tha t a DMP wi ll be requi red as a condition of approval following
lodgm ent of this DA. The scope of the DMP 1s likely to include the following:
L1a1son w ith regulatory authorities.
Detailed assessment of background environment and previous 1nvest1gations.
Overview of Water Sustainable Urban Design employed including catchm ent flow paths.
Design and s1z1ng of the central and southern basins (NB. The northern basin 1s already constructed).
Demonstrate what role (1f any) the ex1st1ng northern drainage basin (form ing part of DA 494/2014 and DA 826-2012) will play as part of the broader development of the undeveloped portions of the site. NB. Given this basin is already constructed and that the basin was constructed larger than the 1 year 1 hour design requirem ents. it is likely that the basin can treat further stormwater volumes while sti ll complying with the function/pu rpose of the system. However further calculations would need to be undertaken to determine this. and would be undertaken in the DMP 1f required.
Detailed engineering 1nclud1ng: dimensions, invert levels, pipe sizes, pipe alignments, top of grate lid levels and top water levels of drainage features.
Detailed description of gross pollutants. nutrients and hydrocarbon removal w ill be achieved through trea tment m echanisms.
Earthworks plans and (1f any) filing requirements.
A detailed maintenance schedule or a commitm ent to ma1nta1n stormwater drainage infrastructure.
Environmental mapping and engineering drawings/plans.
The DMP will be completed for the whole of the subject area which ties the subject area
into the existing areas.
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Servicing
No major serv1c1ng constraints are env1Saged fo r the development. The Site is capable of
being fu lly serviced wi th essential services.
The si te has been connected to the Water Corporation wastewater system since 1978 wi th sufficient capaci ty within the existing pump station and rising sewer main to cater for the
proposed development and future development of the site. There are no septic systems
used or present wi thin the subject Site. The proposed sewerage system will be 1n ground gravity sewer network with individual connections to the chalets. Sewer will be connected
to the existing pump pit. which is connected to the Water Corporation sewer main located 1n the Benara Road road reserve.
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Traffic Considerations
Transco re has prepared a Transport Statement to accompany this Development
Application and is appended to th IS report as Appendix E - Transport Statement. A
summary of the Tran sport Statement 1s provided below.
Access Access is proposed to be provided via the intersection of Benara Road and the existing Site
access road. The internal circulation road network will be expanded to service additional
Master Plan Stages.
No changes to the access arrangements on Benara Road are proposed as part of the
Master Plan. The Bkm/h speed limit currently applicable within the site will be retained.
Parking Demand and Supply Parking will be provided for at least one vehicle for each of the proposed cab1ns/S1tes. as
per ex1Sting arrangements. According to the guest information booklet, only I vehicle is
currently permitted per cab1n/s1 te. Parking demand will be managed on Site with guests
being informed prior to reservation that only one parking space is allocated per Si te.
Service Vehicles Service. waste collection and delivery vehicles wi ll continue to access the si te as per
existing arrangements. A central collection point for waste will cont inue to operate as per the ex1st1ng arrangements. Future Master Plan Stages will not impact on. or change the
existing provision for service vehicles.
Hours of Operation The use of the proposed additional caravan bays, camping area and accommodation units
will exhibit traffic characteristics Similar to what 1s currently observed at the sub1ect site. Operational experience of the Park indicates that the development is busiest between
8.30am and 11.00am. and 3.30pm to 6.00pm, with traffic being fairly urnlorm throughout
the week.
As the morning peak of traffic movements associated with the Park occurs later in the morning, it does not coincide with AM peak hour of the adjacent road network. Therefore,
the only combined peak period of site traffic and road network traffic will being the
weekday PM peak typically between 4.00pm and 6.00pm for Benara Road.
Peak Hour Traffic Volumes and Vehicle Types A turning count survey was undertaken in March 2015 between the hours of 4:00pm and
6:00pm at the intersection of the development access and Benara Road. The results of the
survey are presented 1n Transcore's report.
Based on the results detailed 1n Transcore·s report, the maximum increase in peak hour traffic
is expected at Stages 8 & 9. At these Stages. the Holiday Park will generate 96vph, which is an increase of +38vph from the seasonally adjusted existing traffic generation. Ultimately. the
Holiday Park is estimated to generate 94vph during the PM peak hour period.
The report concludes that the proposed additional cabins and camping Sites will not
increase traffic ftows on Benara Road anywhere near the required threshold to warrant
further analysis. Therefore the impact on the surrounding road network is considered to
be insignificant.
Nevertheless. a detailed analysis of the operation of the Holiday Park access 1ntersect1on
was undertaken. The Holiday Park access intersection wi th Benara Road was analysed in SIORA for the existing and ultimate development stages of the site. The analysis
was undertaken for the critical weekday PM peak hou r. It was found that the ultimate
development of the si te has very little impact on the operation of the Holiday Park access
1ntersect1on. No safety issues were identified w1th1n the scope of this study.
Planning Framework
Metropolitan Region Scheme The subject site is zoned 'Rural' under the Metropolitan Region Scheme, which is
appropriate to fac1l1tate the proposed development. The site abuts a 'Parks and Recreation '
reserve to the south, and an 'Other Regional Road' reserve to the north (Benara Road).
City of Swan Local Planning Scheme No. 17 The subject site is zoned 'Swan Valley Rural' pursuant to the City of Swan Local Planning
Scheme No. 17. The relevant objectives of the 'Swan Valley Rural' zone are to:
Promote the core area of the Swan Valley primari ly as a horticultural, recrea tional,
tou rism and landscape resource;
Recognise the occurrence of high quality horticultural soils and scarce plastic
clays and to protect these resources from development which would jeopardise thei r current and future use; and
Ensure that the development and use of land accords with the planning objectives
for Area Bas specified in the Swan Valley Planning Act (2005).
The site 1s included within 'Additional Use Area 71' (AU71). which permits a caravan park
1n addition to the uses already perm1ss1ble under the 'Swan Valley Rural' zone.
Refer to Figure 16 -LPS/7 Extract
Local Planning Policies The following Local Planning Pol1c1es are considered relevant to this development
application:
Local Planning Policy POL-TP-126: Rural Zones - Bui lding and Development Standards
Local Planning Policy E7- l Requirements for Caravan Parks
Local Planning Policy POL-TP-129 Car Parking
An assessment of the proposed development against the objectives and provisions of the
relevant local planning policies 1s contained w1th1n the 'Planning Assessment' section of
this report.
Swan Valley Planning Act 2005: Swan Valley Planning Area B Pursuant to Section 15 of the Act. the City is required to refer any application for
development approval relating to land 1n the Swan Valley to the Swan Valley Planning
Committee. in which the City is to have due regard to any advice received from the
Committee. but is not bound by that advice. An assessment of the proposed development
against the planning objectives of Area Bare provided w1th1n the Planning Assessment
section of this report.
WAPC Planning Bulletin 49 - Caravan Parks The WAPC's Planning Bulletin 9 supports the provision of caravan parks within Western
Australia by facilitating greater flex1b1l1ty 1n the design and compos1t1on of new or
redeveloped caravan parks and 1s to be applied on a case-by-case basis. The Bulletin
details matters to be taken into consideration in planning for the development of
caravan parks. The key objectives of the Bulletin are to encourage the development and
redevelopment of caravan parks as a form of short-stay (affordable) accomm odat·on
primarily for leisure tourists and long-stay uses where appropriate.
WAPC Tourism Planning Guidelines The WAPC's Tourism Guidelines were prepared 1n order to:
encourage a consistent approach to planning for tourism across local planning strategies;
ensure that tourism planning and development is considered at the strategic
planning stage. as part of the wider planning context; and
clarify expectations on the scope and detail required as part of a planning
assessment. to enable considered planning decision making around tourism uses at the State, regional and local levels.
The Guidelines state that:
'While there 1s a need to ensure tounsm accommodation is protected from the pressure
of becoming permanent residential development. there is also the need to accommodate
seasonal and transient workers that support local industry. 1nclud1ng the tourism industry.
and to provide affordable temporary accommodation for vulnerable individuals and families.
In addition. the gu1del1nes recommend that local governments should encourage and
support further reinvestment into caravan parks where th is will achieve a positive tourism
outcome. Development of caravan parks may need to address:
the number and location of permanent, semi-permanent and temporary sites,
with no reduction 1n the number of tourist sites currently provided:
the permanent residential component being separated from the short stay sites
and with separate faol1t1es (1nclud1ng, where possible, a separate entrance);
tourism benefits should be provided on-site as part of the development of any
permanent accommodation. This may include upgrading ablution faol1t1es or prov1d1ng add1 t1onal services (such as camper's kitchen. recreational facli1t1es,
sw1mm1ng pool) to a level that 1s proportional to the level of development being
undertaken.
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Planning Assessment
Land Use Classification and Permissibility The subject si te is included within 'Additional Use Area 71' (AU71 ). which permits a caravan park in addition to the uses already
perm1ss1ble under the 'Swan Valley Rural' zone. The uses established at the caravan park comprise cabins. caravan bays. camping grounds. administration and guest amenities.
The cabins approved under previous Development Applications (e.g. City of Swan Ref DA-826/20 12) were assessed by the City of Swan
and the Jrnnt Development Assessment Panel under the land use definition of 'Cabin or Chalet'. which is a Discretionary land use
within the 'Swan Valley Rural' zone. A precedence has therefore been set. where this land use is considered appropriate. The other land
use of 'Camping Area· proposed as part of th is Development Appl1cat1on can also be considered under the City of Swan's LPS 17 as a Discretionary Use.
Under the Caravan Parks and Camping Grounds Regulations ( 1997) Long stay site means a site at a caravan park which is to be occupied consecutively by the one person or group of persons for any period of time. Short stay site means a site at a caravan park
which is to be occupied consecutively by the one person or one group of persons, for no longer than 3 consecutive months.
Lot 50 benefits from the 'Add1t1onal Use' right of 'Caravan Park. which enables Aspen lo currently have long term occupancy occurring w1th1n its site.
Detailed Planning Assessment The following table provides a detailed assessment of the proposed development against the relevant planning framework. Any variations to the planning requirements or aspects that warrant further comment are discussed thereafter.
Element/ Requirement Provided Comment
Local Planning Policy POL-TP-126: Ru ral Zones - Building and Development Standards
Visual Amenity The proposed accommodation units will incorporate colours and materials that Complies
Development (1ndudmg materials and colours used) does compliment those previously approved for the site.
not detract from the visual amenity of the \ocahty. The units will be located a significant distance from Benara Road and dense
landscaping buffers will be established around the site's perimeter.
The development will not be v1srble from West Swan Road. the key tourrst route.
Soils Lot 50 1s 1dent1fied for a caravan park {AU71 ). Accordingly. horticultural pursuits Complies
Does not Jeopardise high quality horticultural soils or have been excluded from development potential.
plastic clays. The proposed extension 1s not a horticultural pursuit. and therefore would not
1eopard1se ne1ghbourmg horticultural soils.
Pollution All development and ongoing operation of the camping area will be undertaken in Complies
Does not cause nuisance by the production of noise. dust. accordance with Environmental Protection (Noise) Regulations 1997.
smetl or other pollutants.
S1gnage S1gnage associated with the new entrance statement forms a function of the Complies
All s1gnage l1m1ted to promotmn of tourist fac1lit1es on-site tourist faol1ties.
and sited to compliment the rural character of the locality.
m
LEGEND METROPOLITAN REGION SCHEME RESERVES - PARl<SANORECREATION
- OTHER REGION AL ROADS
Figure 16: LPSI 7 Extract
LOCALSCHEME OTHER RESERVES CJ LOCAL ROAD
ZONES c:::J SPECIAL USE
mIIIII SWAN VALLEY RURAL
[ AT] ADDITIONAL USES
~ SPECIALUSEAREA ~ ~SEE SCHEME TEXT)
.o. • ... , • FLOOD PRONE AREA
LJ NOZONE
4
4
e I' - . ~ SUBJECT SITE
-·-' [ ' -1 ~~~~SUBJECT ' - ' DEVELOPMENT
APPLICATION
Element/ Requirement Provided Comment Element/ Requi rement Provided Comment
Site Cover The subject site 1s not a Rural development as per Policy TP-POL-126. N/A Caravan Bay 01mens1ons Typrcal caravan bay layout provides space for a van. car and annex. The bays have Please refer
Total area of bu1ld1ngs on the lot shall not exceed 10% of Not less than 80% of the total number of caravan bays are a typical frontage of 9m and depth of 9-13m. to discussion.
the lot area. to be have a minimum frontage of lUm, a minimum depth
Local Planning Policy POL-E7 .1 Requirements for Caravan Parks/ Planning Bulletin ~9 13m and a minimum area of 182sqm.
Caravans for Short Term Accommodat!On 50% of the total caravan bays on the subject site are set aside for short term use. Comphes. The remaining bays lo have a minimum width of 1 lm and
A minimum of 20% of caravan bays within a caravan park Refer to
are to be set aside for tourists and holiday makers. separate table
below.
minimum area of I 35sqm.
Internal Roads 4m - 6m wide one-way and two-way access roads. No cul-de-sacs. Complies
Visual Impact and Amenity Notw1thstand1ng that the proposed accommodation urnts comprise materials that Complies. Two-way access roads min. of 6m wide and one-way
The visual impact of the caravan park should be complement those of the recently approved cabins. they, as well as the proposed
considered from scenic vantage points and tourist amernty bu1ld1ng. are set vvell back from Benara Road. A landscaping buffer 1s
routes. Prominent sites such as ndges and exposed proposed to the perimeter of the redevelopment.
access roads shall be a min. of 4m wide. 1n accordance
with Caravan and Camprng Grounds Regulations 1997.
Cul-de-sacs will usually not be permitted.
Communal Facilities Including: The extension proposes additmnal visitor parking including car. boat. trailer and Compiles headlands should be avoided, as should sites that are
d1ricult to landscape and integrate into the envrnnment. • V1s1tor parking caravan storage zones. a new amenities block. sw1mm1ng pool and playground.
Development should 1nc!ude a vege1a11on buffer and • Storage sheds landscaping to integrate the caravan park into the
landscape and 1n providing screening from surrounding • Pedestrian access ways
land uses as well as reducing noise impacts and prov1d1ng • Car ports privacy for park users.
Site Considerations The Department of Water recently amended its ftoodway mapping for Little Creek Please refer • Trailer parking
Caravan parks should generally not be located on steep and Benne!l Brook, to reflect the most current flood risk mformat1on. Camping to d1scuss1on.
slopes due to potential drainage problems. or 1n a sites are temporary 1n nature and will not disturb the creek.
• Common room
• Secure play areas
floodway. Streams and creeks should be not disturbed • Ablution blocks
by development Vegetation cleanng should be kept to a Disabled Access The proposed extension provides accessible ramps adjacent to areas of retaining Complies
minimum.
Utility Servicing No maior serv1ong constraints are envisaged for the land use. The site 1s capable Complies Cons1derat1on for the needs of the disabled. and stairs. Two cabins have d1sab1l1ty access.
Connected lo reticulated sewerage and water. or of being fully serv1Ced w1lh essentral services. Caravan bays will be provided with
alternative method acceptable to the Shire. the Health the opportunity to connect into a KMAC power head.
Department of WA and the Water Authority. Underground The site has been connected to the Water Corporation wastewater system since
Separation of Accommodation Types/ Purposes The proposed short-stay sites are located on the southern portion of the Park. Comp hes
Short-stay sites should be located on thOse areas of the ad1om1ng Bennett Brook and a Regional Reserve. away from Benara Road traffic
site providing the highest tourism amenity. noise.
pO'Ner reticulation w1th1n the park. 1978 with sufficient capaoty w1th1n the existing pump station to cater for the
proposed development. There are no septic systems used or present within the
subject site.
Long·stay and short-stay sites should be separated to The overall master plan for the site 1dent1fies long-stay sites in the north-eastern
help ameliorate noise and social issues. portion of the Park adjacent to Benara Road (established portion), with short ·stay
sites across the western and southern lands.
Landscaping A 15m wide tandscap1ng buffer exists to Benara Road adjacent to the established Variation
Minimum of 1 Sm (6m 1n non-rural areas) to park portmn of the caravan park. A minimum 6m wide landscaping stnp 1s provided to to Policy.
boundaries to be developed. used and maintained the lot boundaries of the proposed extension. Please refer
POL-TP- 129 Vehicle Parking Standards
Parking Bays Each accommodation urnt. camp site and caravan site 1s provided with space for Complies for
for landscaping only. No other use to be made of the to discussion
landscaping area. below. Cabin or Chalet 2 spaces for every Cabin or Chalet
the parking of one car. caravan and
camping sites.
Open Space The site exceeds the m1rnmum 1096 open space requirement due to the areas Comp hes Camping Area. 1 space per tent site Cabin parking
Mm. of 10% of the site area set aside as open space. with set as·de for floodways and buffers. as well as the undevelopable easement for
at least two thirds being developed for active recreauon. overhead powerl1nes and areas of POS. The established portion of the Park also
includes add1t1onal areas of active recreation and commurnty faot111es.
Caravan Park: 1 space per caravan bay consrstent
with previous
approvals.
·t -[) ,, ,'l, c, m
Swan Valley Planning Act: Swan Valley Planning Area B
Objective 1:
The protection of v1t!culture
Objective 2:
The provismn of water for viticulture and horticulture and
the discouragement of other actMties that have high
water demands.
Objective 3:
The encouragement of tourist facilities provided that they
do not detract from rural character of the area.
Objective 4:
The encouragement of traditional activities of the
Swan Valley and industries associated with v1tJCulture.
horticulture and cottage industry.
Ob1ect1ve 6'
The site is not used for v1ticultural purposes. Some of the adjoining and nearby
properties are being utilised for v1t1culture cultivation and residential development.
The expansion of the Park into the nominated area of the site 1s not considered to
have detrimental impact on the vineyards 1n the locality.
The proposed extension will not conflict with the requirement of water for the
v11!culture and horticulture pursuits w1th1n the tocahty.
The provision of quality accommodation 1s proposed with the aim of attracting
tourists to the Swan Valley. The cabins. caravan bays and camp ground w1tl
contribute to the supply and range of short-stay tou rist accommodation 1n the
Swan Va!ley.
The proposed extension wi ll not detract from the trad1t1onal acl1v1t1es that are
currently operational within the Swan Valley
Complies
Complies
Complies
Complies
Caravan and camping areas designed and levelled to generally reflect the natural I Complies
The compatibility of design. siting and landscaping with the I slope of the subject site. Srgnificant open areas w1!t remain to the Bennett Brook and service easements).
character of the area
Objective 8:
The discouragement of uses that are 1ncompat1ble with
the rural character and traditmnal act1vit1es of the area.
Objective 10:
The avoidance of overstocking. of act1v1ties causing
pollution or degradatmn of the environment and of any
other land management practices detrimental to the
amenity of the area
m
The holiday park 1s an existing and permitted land use on the site. with various
types of cabins being installed over time. Precedence for this land use has
therefore been set since 1978.
The development 1s nol proposing any activity that w1l\ cause pollution or
degradation.
Complies
N/A
Ratio of Short Term to Long Term Stay Sites The ratio of short to long stay sites as a result of the proposed development is summ arised 1n the following table·
Long Term Short Term
Cabins 73 I 85 65 I 151
Caravan Sites 51 I 0 91
Sub Total 124 I 85 156 I 151
Total 209 307
Percent of Short and Long Term Accommodation 59% I 41% 50.8% I 49.2%
Per cent of Caravan Sites for Short Term (Based on all sites) 24% Complies 29.6% Complies
The above table demonstrate that the Holiday Park. following the implementat ion of the proposed redevelopm ent. continues to
provide (and improves upon) a balanced rat io of short to long-term caravan sites 1n accordance with the City's Local Policy POL-E7.l -
Requirements for Caravan Parks. and contributes to meeting the demand for tourist accommodation w1th1n the Swan Valley.
Discussion The following planning matters were identified 1n the 'Detailed Planning Assessment' table of this report which required further d1scuss1on:
Site considerations;
Landscaping: and
Caravan Bay Dimensions.
Site Considerations The City's Local Planning Policy POL-E7. l states that Counci l will not approve any caravan bays or structures w1 th1n a floodway. Planning
Bulletin 49 further states that caravan parks should generally not be located on steep slopes due to erosion risk and potential drainage
problems. or with in a floodway. The Bulletin also states that acid sulphate soils m ay not be suitable for development and that vegetation
clearing should be kept to a minimum. The following section details the envi ronmental site considerations tha t should be given due
regard to.
Floodway Mapping and Flood Risk The original Department of Water floodway mapping for Little Creek and Bennett Brook extended into the subject site. A prel iminary
review of the hydrological catchment upstream of the development site. and site topography suggested that the floodway presemed 1n
the Department of Water mapping may be overestimated. The Department of Water confirmed that the floodway had been defined via a
desktop study using engineering judgement. rather than by hydrological modelling or historic flood data.
A hydrological and hydraulic model of the creek line was developed using XPSWMM 2013 (SP ! ) to improve the definition of the floodway.
The results of the baseline and sens1t1v1ty analysis flood modelling 1nd1cate that the l 00 year ARI flood event 1s confined w1th1n the
creekhne west of the subject site. Coterra Environment subsequently requested that the floodway along Little Creek be revised to reflect
this most current flood risk 1nformat1on. This request has been granted by the Department of Water, who has indicated that the proposal
fo r development has their support and that the floodway mapping will be updated at some point in the future.
Whilst the revised ftoodway (the creekl1ne) still encroaches partially onto the subject site. the areas proposed for the camping sites
remain outside of the floodway.
Wetlands
A wetland reclass1ficat1on was recently undertaken by Coterra Environment (March. 2014) to reclassify an area categorised as a Resource
Enhancement Wetland (REW) to a Multiple Use Wetland. which was endorsed by the Department of Parks and Wildlife. Multiple Use
Wetlands are the lowest management category assigned to wetlands by the Department of Environment Regulation. and are generally
considered appropriate for development, provided the hydrological regime is not disturbed. The proposed extension can therefore occur
w1th1n the new Multiple Use Wetland category.
Acid Sulphate Soils
A review of the Department of Environment Regulation's Acid Sulphate Srnl (ASS) Risk mapping indicates the subject site has a High to
Moderate r isk of containing ASS and potential acid sulfate soils with in 3m of the soils surface. However, Western Environmental Pty Ltd
have stated in their ASS lnvest1gat1on Report for the subject area that th is mapping 1s ind1cat1ve only and based on regional re1nterpretat1on
of ex1st1ng geological, topographic and other data sets. Prel1m1nary field testing undertaken as part of the 1nvest1gat1ve surveys 1nd1cated a
low potent ial for ASS occurring w1th1n the target disturbance depth of 1.0m BGL. Given this and considering no dewatering 1s proposed, 1t
1s determined that no further management is required with regard to ASS.
Landscaping Landscaping to lot boundaries is considered important for integrating the caravan park grounds into the landscape and for protecting
the outlook enjoyed from ex1st1ng adjoining Rural zoned properties. This appl1cat1on proposes a minimum 6m wide landscaping buffer to
the lot boundaries of the southern extension. to act as a buffer to adjoining rural residential properties, increasing the width of the buffer
where the site adjoins the ftoodway or areas required for drainage. The landscape zones will contain densely vegetated screening.
Refer to Appendix C - Integrated Londscape Strategy
Caravan Bay Dim ensions The City's Local Planning Policy POL-E7.1 requires that 80% of caravan bays have a minimum d1mens1on of 14m by 13m and an area of
182sqm. The remaining bays are to have a minimum w idth of 11 m and m inimum area of 135sqm.
The proposed caravan bays have dimensions of 9m by 9-m-1 3m. It 1s considered that the d1mens1ons of the proposed caravan bays are
appropriate in th is instance and should be supported for the following reasons:
The sites are angled to the access roads. thereby providing additional space;
The dimensions represent the functional needs for caravan parking for m odern day camping - the existing Policy is outdated and
needs to be revised.
Some are drive through sites.
Other Matters to be considered by Local Government Clause 10.2 of LPS 17 sets those matters the City 1s to have due regard to when assessing an application for planning approval. Those
matters considered relevant to the proposed development include:
(b) The requirements of orderly and proper planning including any relevant proposed new town planning scheme or amendment, or region scheme or amendment. which has been granted consent for public subm1ss1ons to be sought;
The proposed development is considered a logical extension to the established PVHP. and 1s a cont1nuat1on of the existing, approved land
use of the subject site, which is also given statutory effect as an 'Add1t1onal Use' under LSP 17. There are no proposed region or local
planning scheme amendments that affect the subject site or proposed developm ent.
(n) whether the land to which the appl1cat1on relates 1s unsuitable for the proposal by reason of 1t being, or being likely to be, subject to flooding, tidal inundation. subsidence, landslip. bush fire or any other risk:
The subject site has been deemed appropriate for the proposed Park extension as discussed under 'Site Considerations'. above.
It 1s recognised, however, that the subject site hes partially within a Bushfire Prone Area as indicated by the City's Bushfire Mapping.
Planning Bulletin 49 advises that for sites 1dent1fied as being bushfi re prone, compliance with any re levant bushfi re planning policy or
gu1del1ne 1s required. It 1s therefore ant1c1pated that a cond1t1on of planning approval will be imposed requmng the preparation of an
appropriate bushfi re management document.
(p) the relat1onsh1p of the proposal to development on adjoining land or on other land 1n the locality 1nclud1ng but not limi ted to. the likely effect of the height. bulk. scale. orientation and appearance of the proposal;
The proposed development incorporates a landscaping strategy as discussed under 'Landscaping'. above. w hich will significantly
ameliorate any impact on the visual amenity of neighbouring properties.
(r) the amount of traffic li kely to be generated by the proposal. particularly 1n relation to the capacity of the road system in the locality and the probable effect on traffic flow and safety:
Benara Road has a posted speed 11m1t of 70km/h. The development access road currently connects to Benara Road as a give-way
T-junction, w ith priority movement given to Benara Road. The T-junction intersection of Benara Road and Waldeck Road 1s located 1l2m
east of the development access. No changes to the access arrangements previously approved for the cabin expansion are proposed as
part of this proposal.
Internally, the 8km/h speed limi t currently applicable within the site will be retained. An internal six metre wide (two-way) road will be
constructed to service the approved nine cabins (and therefore the proposed camping sites) and will connect to the existing north-south
circulation road. which currently terminates as a cul-de-sac.
-R ·-E ··.t Pr• 1nr - Dev 1C11l '·r m
Conclusion
This report has been prepared by TPG Town Planning. Urban Design and Heritage (TPG)
on behalf of Aspen Funds Management Ltd to support a Development Appl1cat1on for an
extension to the Perth Vineyards Holiday Park located at Lot 50 (No. 91) Benara Road.
Caversham.
The proposal is to be assessed as an extension to the existing 'Caravan Park'. being
consistent with the 'Add1t1onal Use' (AU71) that applies to the subject site. The proposed
development has demonstrated to be orderly and appropriate. The key points regarding
the proposal are·
The proposed development is a logical extension to the existing Perth Vineyards
Holiday Park and is at an appropriate scale and design to suit the current demand for accommodation within the Swan Valley.
The development ensures. in principle. that the planning objectives of Area B of
the Swan Valley Planning Act 2005 are upheld through the appropriate spatial
location of the redevelopment to the rear of the site. and appl1cat1on of quality vegetation buffers around the sites peri meter:
The site layout provides for adequate. safe and functional vehicular and pedestrian movement through the site:
The proposal ensures a well ma1nta1ned and managed holiday park with due
regard given to drainage management. landscaping and traffic: and
The development provides quality accommodation 1n terms of site layout.
materials. colour palette and integrated landscaping to achieve an attractive holiday park environment.
Given the above. we respectfully request that the JDAP. in association with the City of
Swan give timely consideration and approval for the proposed development.
Next Steps
m
Preparation of Drainage Management Plan.
Finalise and implement Landscape Strategy and planting regime.
Finalise Public Art proposal and l1a1se with the City of Swan to obtain its
endorsement in accordance with Local Planning Policy POL-LP- I. I 0.
Preparation and lodgement of building documentation to obtain Building Permit.
