Draft Recommendations
The draft Local Housing Strategy includes seven recommendations which will be used in the preparation and implementation of a new District Planning Scheme and a range of supporting local planning policies. The seven recommendations are highlighted below, together with a range of Frequently Asked Questions, to explain their intent in greater detail.
RECOMMENDATION 1
Accept the Housing Opportunity Areas shown on the draft Local Housing Strategy Plan Map in Section 10.4 as areas suitable for higher residential density codings in the new District Planning Scheme.
How have the proposed Housing Opportunity Areas been selected?
Broad criteria were developed to assist with selecting areas within the City suitable for possible higher density including:
• Within 800m distance from Currambine, Joondalup, Edgewater, Whitfords, Greenwood and Warwick railway stations;
• Within 800m distance from Joondalup City Centre and the regional centres of Westfield Whitfords and Centro Warwick;
• Within 400m distance from district centres of Woodvale, Greenwood and Currambine;
• Within 400m distance from neighbourhood centres close to high frequency public transport services;
• Within 400m distance from high frequency bus routes;
• Suburbs which would benefit from revitalisation;
• Land abutting Right of Ways (laneways).
These areas were further refined by taking into account the age and density of existing housing, road layouts, connectivity and good pedestrian access.
RECOMMENDATION 2
Use the proposed new residential densities and zonings in each of the Housing Opportunity Areas described in Section 10.5 as the basis for new density codings and rezonings in the new District Planning Scheme. The rest of the City is unchanged.
What is housing density?
Housing density relates to the number of houses or dwellings that can be built on a single block of land. This is covered under the Residential Design Codes (R-Codes). Some R-Codes only allow for single houses on a block, whereas others allow for two, three or more. A home in a proposed Housing Opportunity Area may have its R-Code changed to a dual coding to allow for more than one home to be built on a block, depending on the size of the block and on the condition that any new dwellings are built in accordance with the draft Dual Density Code policy that accompanies the draft Local Housing Strategy.
Why are new residential densities and zonings being proposed?
The proposed higher densities will provide an opportunity for additional residential development within the proposed Housing Opportunity Areas, to assist in meeting future housing needs and demands by providing a greater range of lots and dwellings.
Some areas adjacent to existing commercial centres are also proposed to be zoned Mixed Use in addition to possible higher density. Mixed use development can serve as a good transition between commercial centres and adjacent residential areas.
RECOMMENDATION 3
As part of the District Planning Scheme review process, adopt a new planning policy - “Dual Density Code Policy – Subdivision and Development Requirements” - to guide development in the Housing Opportunity Areas.
What does dual density code mean?
Within the proposed Housing Opportunity Areas, most properties will have two R-Codes, for example R20/R30. For those people who do choose to develop their property to the R30 level a set of design criteria must be met. These criteria are contained in the draft Dual Density Code Policy.
What are the benefits of a Dual Density Code?
The Dual Density Code aims to ensure that any development at the higher density code contributes positively to the existing look and feel as well as the sustainability of an area.
RECOMMENDATION 4
As part of the District Planning Scheme review process, adopt a new planning policy – “Additional Density Bonus for Aged Persons Housing” - to encourage amalgamation and development of between 2 and 4 residential lots for aged persons‟ housing in appropriate locations. It will apply across the whole City with the exception of the City Centre.
Why does the draft Local Housing Strategy want to provide development incentives to encourage aged persons housing?
The City made a commitment in its Positive Ageing Plan 2009-2012 to promote affordable housing options that allow people to ‘age in place’. The principles of ‘ageing in place’ make it possible for people to remain in their community of choice as they age rather than moving to meet housing and lifestyle needs.
Currently there has been a low take-up of small-scale and privately owned “over 55s” developments within the City. Incentives are considered necessary to encourage further purpose built aged persons developments which will enable the City’s ageing population to move into smaller dwellings within their existing community, should they choose to do so.
What are “appropriate locations” for aged persons housing, what will the “additional density bonus” be and where can I view the policy?
The “appropriate location” criteria and the “additional density bonus” will be defined in a future local planning policy. The draft Local Housing Strategy only recommends the preparation and adoption of a policy with regard to aged persons housing. It does not contain the details of the policy.
When the policy is developed, consideration will be given to the appropriate location and density bonus that should apply to this type of development.
Any future draft policy will include public consultation.
RECOMMENDATION 5
In the new District Planning Scheme, replace the residential coding of R20 which currently applies to all commercial and mixed use zoned land outside the City Centre with R80. It will apply to lots over 1,000 m2.
Why does the draft Local Housing Strategy recommend increasing the residential density that applies to the Commercial and Mixed Use zones?
Increasing the density of residential development within commercial centres is in line with the State Government’s new draft Activity Centres Policy which seeks to broaden the function of commercial centres beyond retailing. Increasing the residential component of Commercial and Mixed Use areas may also encourage the redevelopment and revitalisation of poorly performing commercial centres as well as providing additional housing choice.
RECOMMENDATION 6
As part of the District Planning Scheme review process, amend Policy 3-2 – “Height and Scale of Buildings Within Residential Areas (outside the City Centre)” to allow the height of large-scale aged persons accommodation such as retirement villages and residential development in areas coded R60 and above, to be increased to 3 or 4 storeys instead of being limited to 2 storeys. It will apply across the whole City with the exception of the City Centre.
What is Policy 3-2 – Height and Scale of Buildings within Residential Areas (outside the City Centre) and why does it need to be amended?
This policy provides guidance on building height to protect and enhance the character and amenity of residential areas. The policy requires any development, within a Residential Zone, that exceeds 8.5 metres in height, to be advertised to adjoining landowners for comment.
In order to accommodate the permitted number of dwellings at higher densities (such as R60 and above), development may need to take the form of three or four storey apartments rather than two storey detached housing. The recommendation provides the ability for the Policy to be reviewed to allow additional building height in these circumstances.
How is “large-scale aged persons’ accommodation” defined?
The definition of “large-scale” aged persons’ accommodation” will be considered as part of a future review of Policy - Height and Scale of Buildings within Residential Areas (outside the City Centre), however, it is likely to refer to development on lots of at least 10,000m2 . The modified policy will involve further public consultation.
RECOMMENDATION 7
As part of the District Planning Scheme process, adopt a new planning policy - “Minimum Density for Large Opportunity Sites” which will be in line with government policy and set a ”target‟ density for such sites. It will apply across the whole City with the exception of the City Centre.
What is an opportunity site and why should there be a minimum residential density?
Sometimes large sites become available as they are no longer needed for their original purpose. Former school sites, which are surplus to State Government requirements, are an example of this.
The proposed new policy will seek to ensure that larger development sites maximise development potential but at the same time, protect the residential character of surrounding areas.
How are “large opportunity sites” defined?
“Large opportunity sites” are likely to include sites that are large enough to have their own internal road system. The future policy will be subject to further public consultation.
