Building sustainable neighbourhoods

Building Sustainable Communities image

Building sustainable neighbourhoods is a strategic planning project being undertaken by the City of Joondalup. The project is reviewing the housing component of the City’s local planning strategy. This is a significant land use planning project which will be relevant to all residential areas within the City.

Population growth means our City needs to plan for approximately 20,000 additional homes in the City by 2050. With limited undeveloped space, the majority will need to be delivered as infill housing.

Population change, housing renewal, and infill development will result in change for our community and neighbourhoods.

Building sustainable neighbourhoods will make recommendations for how the City’s planning framework can best meet the City’s future housing needs and State Government dwelling targets, including:

  • What housing we need to meet community needs
  • Where different housing types and densities should be located across the City, and
  • The types of policy required to manage the form, sustainability, and liveability of future housing.

The project will identify, explore and develop planning recommendations for liveable streets and housing in the City of Joondalup across five project phases.

 

Phase one:

  • Housing and infill issues identification.
  • Community consultation.
  • Technical work.
  • Confirmed issues to be investigated in Phase 2.

Phase two:

  • Undertake investigations for the issues identified.
  • Identify opportunities for the City to respond to issues through the LPS.
  • Present issues paper to Council.
  • Confirm community consultation approach and scope of work to be investigated in Phase 3.

Phase three:

  • Develop and explore options for spatial allocation of density and development control.
  • Options will be tested with the community and decision makers.
  • Recommended option presented to Council to adopt.

Phase four:

  • Prepare Local Planning Strategy in accordance with guidelines based on recommended option.

Phase five;

  • Undertake statutory approval process to have the LPS endorsed by Council, WAPC and Minister for Planning.

The project is currently in Phase 3: Strategic Options. At its meeting held 28 May 2024, Council noted the outcomes of Phase 2 of the project and endorsed the proposed scope of work and approach to consultation to be undertaken in Phase 3.

Further community consultation will be undertaken as part of Phase 3. This is proposed to be undertaken in two rounds, as illustrated in the endorsed Phase 3 community consultation approach which can be accessed in the project documents below.

It is anticipated that the detailed community consultation plan for Phase 3 will be presented to Council for endorsement prior to any consultation activities taking place. The first round of consultation is anticipated to take place in early 2025.

GET INVOLVED

If you would like to understand the approach to community and stakeholder engagement for the project overall, you can view the project Stakeholder Strategy which was endorsed by Council on Tuesday 19 April 2022.

If you would like to receive updates about the project and information about upcoming community consultations, join the stakeholder register.

Join the register

WANT TO KNOW MORE?

The frequently asked questions will guide you through relevant project information.

To learn more about planning systems and processes, review an Introduction to the Western Australian Planning System and a Glossary of Planning Terms.

The City’s project team is also available to discuss the project and answer questions.

PROJECT DOCUMENTS

Documents, reports and studies will be listed here as the project progresses and they are completed.

Scope: Local Planning Strategy Review

Building Sustainable Neighbourhoods Stakeholder Strategy

Phase 1 Outcomes: Housing Issues and Actions

Phase 1 Community Consultation Outcomes Report

Dwelling targets review report

Housing supply and demand analysis report

Issues Paper Background and Summary

Issues Paper 1: Allocation of density

Issues Paper 2: Liveability outcomes for infill housing

Issues Paper 3: Structural issues

Issues Paper 4: Housing supply, demand and affordability

City of Joondalup Activity Centre Needs Assessment and Hierarchy Review

Local Planning Strategy Review: Phase 3 scope

PROJECT DECISIONS

MEETING DATE

COUNCIL DECISION

Wednesday

18 May 2021

Council agreed to bring forward the review of the housing component of the Local Planning Strategy to 2021/22.

(item CJ063-05/21 refers)

Tuesday

19 April 2022

Council endorsed:

  1. The project approach for the review of the City’s Local Planning Strategy.
  2. The scope of works associated with the review of the City’s Local Planning Strategy.
  3. The draft Stakeholder Strategy for the housing component of the Local Planning Strategy review.
  4. The scope of works associated with Phase one of the housing review.

(item CJ047-04/22 refers)

Tuesday

16 August 2022

Council endorsed the Phase one Community Consultation Plan.

(item CJ120-08/22 refers)

Tuesday

25 July 2023

Council endorsed the Phase 1 outcomes and proposed Phase 2 scope of work.

(item 13.1 refers)

Tuesday

28 May 2024

Council noted the outcomes of Phase 2 and endorsed the proposed Phase 3 scope of work.

(item 13.1.3 refers)

RELATED ARTICLES

As noted above, building sustainable neighbourhoods follows a series of strategic planning projects regarding housing and infill. The following lists previous projects, and provides links with more information.

Local Housing Strategy and Housing Opportunity Areas

Changes to Development within Housing Opportunity Areas

Changes to Development within Housing Opportunity Areas

Background

Housing Opportunity Areas are the 10 areas identified in the City of Joondalup’s Local Housing Strategy and the City’s Local Planning Scheme No 3 as appropriate areas for increased residential density.

Since implementation of the Local Housing Strategy began in early 2016, landowners in Housing Opportunity Areas have been able to redevelop their properties in line with the higher densities allocated.

However, changes made to the State Government’s Residential Design Codes to remove average site areas for multiple dwellings and a lack of State Government support for a City of Joondalup initiative to restrict the development of multiple dwellings to sites 2,000 square metres or larger, have resulted in development outcomes in the Housing Opportunity Areas that were not originally envisaged by the City. Some residents are also concerned about the type of development currently occurring in Housing Opportunity Areas and called on the City to review how infill development is managed.

The City responded to these concerns by developing draft new development standards for housing opportunity areas consisting of a local planning policy and an amendment to the City’s Local Planning Scheme No. 3. The draft new standards were considered by the Council at its meeting on 20 August 2019 and extensive community consultation was then undertaken on the draft proposals.

Following extensive community consultation, the Joondalup Council endorsed draft new development standards for Housing Opportunity Areas at a Special Meeting of Council held on 24 March 2020 (JSC02-03/20 refers). The draft new development standards were contained in both a local planning policy (LPP) and in a scheme amendment (Amendment No. 5).

Following Council’s endorsement of the LPP and Amendment No. 5, the documents were sent to the State Government’s Western Australian Planning Commission (WAPC). The WAPC makes the decision on the LPP and makes a recommendation on Amendment No. 5 to the Minister for Planning. The Minister is responsible for approving the amendment.

The main reasons that both a LPP and a scheme amendment were progressed (instead of just a LPP) were that:

  1. Some standards need to be contained in the planning scheme to help the City make recommendations on subdivisions, before planning applications for the buildings are received
  2. Standards contained in the planning scheme generally hold more weight when the City makes decisions on planning applications or defends any decisions in the State Administrative Tribunal.

It was always understood that the WAPC may not support the inclusion of all development standards in the planning scheme, given that some standards are better suited for inclusion in a LPP. However, for the reasons mentioned above, the City included all development standards in both the LPP and Amendment No. 5, hoping that as many standards as possible would find their way into the planning scheme.

Since forwarding the documents to the WAPC, the City has had regular contact with the State Government’s Department of Planning, Lands and Heritage asking that the matter be progressed as quickly as possible and strongly encouraging them to support the development standards endorsed by Council. When the WAPC considered the matter on 27 October 2020, senior City staff made a deputation to the WAPC, urging the WAPC support the standards endorsed by the Council. The Mayor of the City of Joondalup has also written to the Minister for Planning, advocating for the same.

On Thursday 10 December 2020, the Minister for Planning announced her decision, via a media statement, on Amendment No. 5 to the City’s Local Planning Scheme No. 3 (LPS3). The City received correspondence from the WAPC on Friday 11 December 2020, advising of the Minister’s decision. It is important to note that the Minister has made her decision on Amendment No. 5 only. It is understood that the WAPC will make a decision on the LPP early next year.

Most of the development standards have been removed from Amendment No. 5, including height, setbacks, parking, trees and landscaping. Amendment No. 5, which has been substantially pared back from the version adopted by Council, now only contains standards relating to lot frontage, moderation of multiple dwellings (apartments) and solar access. A table is provided below, which shows the comparison between the standards endorsed by Council and the standards approved by the Minister:

AMENDMENT ENDORSED BY COUNCIL AMENDMENT APPROVED BY MINISTER IMPLICATIONS
Lot frontage

(minimum)

9 metres (all dwellings) 9 metres (single/grouped dwellings) Many lots are between 18 – 20 metres wide. A minimum frontage of 9 metres will allow more side-by-side subdivision, instead of ‘battle-axe’ development (currently the only option for lots under 18 metres wide).
7.5 metres (lots with rear lane access) – would apply mainly to Sorrento laneway lots Standard was deleted 7.5 metre frontage was originally proposed to provide better interaction with the street and avoid garages/crossovers dominating the streetscape on narrower lot frontages.
Standard not included 20 metres (multiple dwellings) Would restrict development of multiple dwellings (apartments) in cul-de-sacs, unless lots were amalgamated – could encourage lot amalgamation.
Standard not included 6 metres (corner lots – rear vehicle access) 6 metre frontage generally not supported by community during consultation – removed from Council’s endorsed version of amendment.
Moderation of multiple dwellings (apartments) For multiple dwellings in all areas:

Limit the number of multiple dwellings that can be built on a lot by applying an average site area per dwelling, unless the lot is located:

  • Within 800 metre walkable catchment of a strategic metropolitan, secondary, district or specialised activity centre or railway station; and
  • On a busier road (classified as a local distributor or above, as determined by the City).
For multiple dwellings in R20/60 areas:

  • No average site area applies.
The standards limiting the number of multiple dwellings on a lot will apply to fewer lots than the standards endorsed by Council.

Council’s version was significantly more restrictive.

For multiple dwellings in R20/40 areas:

Limit the number of multiple dwellings that can be built on a lot by applying an average site area per dwelling, unless the lot:

  • has primary street frontage to a busier road (with scheme reservation classification of Local Distributor Road or Other Regional Road); or
  • Is located within 800m walkable catchment of a strategic metropolitan, secondary or specialised activity centre or railway station; or
  • is located within 400m walkable catchment of a district activity centre.
Solar access More stringent development standards relating to overshadowing of adjoining properties As per amendment endorsed by Council More restrictive than current requirements.

The City was required to modify the Amendment No. 5 documents to comply with the Minister’s decision. The documents were subsequently modified and returned to the Western Australian Planning Commission.

The Minister for Planning has now formally approved Amendment No. 5 as outlined above, and the amendment came into effect on 29 January 2021 when a notice was published in the Government Gazette (see document below).

The location criteria outlined in the table above is shown on the Multiple Dwelling Site Area Restriction maps which can assessed online.

In regard to the draft Development in Housing Opportunity Areas Local Planning Policy, the Statutory Planning Committee (SPC) of the Western Australian Planning Commission considered the draft Development in Housing Opportunity Areas Local Planning Policy at its meeting dated 16 February 2021.

The SPC approved the policy, subject to modifications. A summary of the key modifications and their implications is provided below:

Setbacks

Policy endorsed by Council Policy approved by SPC Implications
Side setback Ground floor 1.5m (single/grouped)

2.0m (multiple)

1.0m Under the SPC-approved version of the policy, buildings will be able to be located closer to side and rear boundaries.
Upper floor 3.0m 2.0m
Rear setback Ground floor 3.0m 1.0m
Upper floor 3.0m (R20/25 – R20/30)

6.0m (R20/40 – R20/60)

2.0m

Visitor parking

Policy endorsed by Council Policy approved by SPC Implications
Visitor parking Single/grouped dwellings 0.5 bays per dwelling 1 bay per 4 dwellings The SPC-approved version of the policy reverts to the visitor parking ratios of the R-Codes, which means less visitor parking is required.
Multiple dwellings 0.5 bays per dwelling 1 bay per 4 dwellings (up to 12 dwellings);

1 bay per 8 dwelling (for 13th dwelling and above)

Landscape area

Policy endorsed by Council Policy approved by SPC Implications
Amount of landscape area 0 – 300m2 20% 20% The SPC-approved version of the policy requires less landscape area to be provided on larger sites.

The SPC-approved version of the policy allows narrower strips of landscaping to be counted toward the overall provision of landscape area for a site.

301 – 400m2 25%
401 – 500m2 30%
> 500m2 35%
Minimum dimension 2.0m 1.5m

Current Status

At its meeting dated 16 March 2021, Council resolved the following in relation to the Development in Housing Opportunity Areas Local Planning Policy:

  1. NOTES the changes to the Development in Housing Opportunity Areas Local Planning Policy (HOALPP) resulting from the Western Australian Planning Commission’s decision on the HOALPP and the Minister for Planning’s decision on associated Scheme Amendment No. 5, as outlined in Attachment 3 to Report CJ023-03/21;
  2. AGREES to formally implement the modified Development in Housing Opportunity Areas Local Planning Policy as detailed in Attachment 3 to Report CJ023-03/21 from 2 July 2021;
  3. AGREES to the transitional arrangements for introduction of the Development in Housing Opportunity Areas Local Planning Policy as outlined in Report CJ023-03/21;
  4. NOTES that further approval of the Development in Housing Opportunity Areas Local Planning Policy may be required from the Western Australian Planning Commission following finalisation of the draft Medium Density Codes;
  5. NOTES that the revised Residential Development Local Planning Policy will come into operation on the same date as the Development in Housing Opportunity Areas Local Planning Policy;
  6. AGREES that any further strategic review of the Housing Opportunity Areas, including the establishment of any Community Reference Group, will be undertaken in accordance with a review of the City’s Local Planning Strategy, currently scheduled to commence in the 2022-23 financial year.

A copy of the full report and Council decision is available on the City’s website.

At the May 2021 meeting, Council agreed to bring forward the review of the housing component of the City’s Local Planning Strategy to commence in the 2021/22 financial year, in response to ongoing concern from some community members regarding the impact of infill housing. This project will undertake a comprehensive review of the housing component of the City’s current Local Planning Strategy, inclusive of Housing Opportunity Areas and development policies related to Housing Opportunity Areas.

Further information about the review can be accessed at the following link – Building sustainable neighbourhoods

Local housing strategy – building in a housing opportunity area

All buildings proposed at the higher density in Housing Opportunity Areas must be designed having regard to the requirements of the City’s Local Planning Scheme No. 3 (LPS3), Development in Housing Opportunity Areas Local Planning Policy and the Residential Design Codes (R-Codes).

It is recommended that a land owner engage the services of a suitably qualified architect, designer or draftsperson to assist in both, designing the development and the approval process.

In order to ensure that developments meet the requirements of the Development in Housing Opportunity Areas Local Planning Policy and R-Codes, a development (planning) approval may include conditions that are required to be met as part of the construction and prior to occupation of the new dwellings.

Conditions specific to development in Housing Opportunity Areas may relate to:

  • Landscaping and designated street tree zones within the verge
  • Landscaping and lighting of common property areas in grouped or multiple dwelling developments
  • Establishing additional visitor parking or on-street car parking
  • Crossover location and design.

Local Housing Strategy and Housing Opportunity Areas

The Local Housing Strategy (LHS) provides a rationale to cater for population growth, provide for the future housing needs within the City of Joondalup, and meet residential infill targets (essentially increasing the amount of housing in existing suburbs) set by the State Government.

Rather than take an ad-hoc approach to increasing densities, key criteria were used to identify suitable areas, specifically areas within close proximity to key public transport corridors and major activity centres. Ten areas were identified where increased residential densities are appropriate at this time. These are called Housing Opportunity Areas.

The LHS was subject to significant public consultation. This included consultation with all residents, with feedback during consultation considered in the finalisation of the LHS.

The final LHS was endorsed by the Western Australian Planning Commission on 12 November 2013.

To implement the LHS, an amendment was made to the City’s planning scheme and associated local planning policies were developed.

At the May 2021 meeting, Council agreed to bring forward the review of the housing component of the City’s Local Planning Strategy to commence in the 2021/22 financial year, in response to ongoing concern from some community members regarding the impact of infill housing. This project will undertake a comprehensive review of the housing component of the City’s current Local Planning Strategy, inclusive of Housing Opportunity Areas and development policies related to Housing Opportunity Areas.

Further information about the review can be accessed from the following link – Building Sustainable Neighbourhoods

Developing in Housing Opportunity Areas

Properties in Housing Opportunity Areas have two densities allocated to them, for example R20/40. This is called a dual density code. The effect of the dual density code is that an owner will only be able to redevelop their properties at the higher density code if they develop in accordance with requirements of the Development in Housing Opportunity Areas Local Planning Policy. This is to ensure that developments are based on good design principles, result in improved streetscapes, and do not unduly affect the amenity of existing neighbourhoods.

While the City can provide general advice on the requirements that may apply to specific lots, land owners wishing to redevelop their properties may need to engage the service of a suitably qualified draftsperson or architect to assist in designing their development and with the development application process.

If a land owner is seeking to subdivide a property a suitably qualified land surveyor, planning or subdivision consultant can assist with the preparation of applications for subdivision.

The City is unable to provide advice or commitment on whether a proposal is likely to be supported without an application first being lodged for assessment.

Please note that changes to development in Housing Opportunity Areas have been implemented, and further draft changes are currently being progressed. Further information can be found online.

Amendments to the Residential Design Codes 2024

The Department of Planning, Lands and Heritage (DPLH) have released amendments to State Planning Policy 7.3 Residential Design Codes Volume 1 and Volume 2 (R-Codes) that come into effect from Wednesday 10 April 2024. The main amendment is the introduction of Part C of R-Codes Volume 1. Further information on the amended R-Codes is available on the DPLH website

Refer to the Amendments to the Residential Design Codes and the Local Planning Framework webpage for further information.

Housing Opportunity Area Maps

Housing Opportunity Area NameHOA MapsHOA Multiple Dwelling Site Area Restriction Maps
Sequoia Rd/Telopia Dr to Warwick Grove Shopping CentreHOA1 HOA1 multiple dwelling site area restriction
Greenwood VillageHOA2 HOA2 multiple dwelling site area restriction
Sorrento Laneways LotsHOA3 Not Applicable
Marmion Avenue to Greenwood StationHOA4HOA4 multiple dwelling site area restriction
Whitfords Centre to Whitfords StationHOA5HOA5 multiple dwelling restriction area maps
Whitfords Station to Goollelal DriveHOA6HOA6 multiple dwelling site area restriction
Belridge Centre to Edgewater StationHOA7HOA7 multiple dwelling site area restriction
Edgewater Station to Trappers DriveHOA8HOA8 multiple dwelling site area restriction
HeathridgeHOA9Not Applicable
Currambine StationHOA10HOA10 multiple dwelling site area restriction