Pilbara’s Port City Growth Plan - Department of Planning ... · Pilbara’s Port City Growth Plan...

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Pilbara’s Port City Growth Plan Pilbara’s Port City Growth Plan (the Growth Plan) provides a high level strategic blueprint to facilitate the sustained growth of Port Hedland into Pilbara’s Port City with a population of 50,000 people. The Growth Plan builds on many of the aspirational themes of previous Port Hedland plans which have sought to guide the future structure and form of growth. It incorporates all land within the municipality of Port Hedland, with a primary focus on the settlement areas of South and Port Hedland. The Growth Plan aims for Port Hedland to become:

A nationally significant, friendly city, where people want to live and are proud to call home.

The Growth Plan divides Port Hedland (including South Hedland) into a series of ‘Precincts’ and stipulates a different strategy for each. The subject site is located within Precinct 11 – City Centre for which the following Precinct Statement is provided:

A place of ‘northern Australian life’, Pilbara’s Port City Centre is a dynamic, accessible and inclusive place that is the heart of the South Hedland community and the major regional centre for the City of 50,000 people. It is an exciting destination for visitors, business people and residents. It has great public spaces, friendly streets, landmark buildings and innovative architecture. There are many visual cues through public art and spaces, and a strong association with indigenous heritage and the natural landscape. Like the many other destinations throughout Pilbara’s Port City, culture and social destinations are woven into the fabric of the City Centre.

The Growth Plan considers that the South Hedland City Centre (SHCC) will play an increasingly important role as not only the primary activity centre catering for the retail and service needs of the population, but a visual focal point for a ‘nationally significant, friendly City where people want to live and a proud to call home’.

The SHCC possesses the greatest capacity to meet the future demand growth and will require further diversification towards an increased supply of café, restaurants and mixed use developments.

The key objectives for the SHCC are to facilitate positive experiences for greater numbers of visitors and permanent residents by:

• Providing a City Centre focal point or ‘hub’ of activity where people can meet and interact on an organised or chance basis and which supports a variety of services and functions;

• Providing stronger pedestrian / cyclist and vehicular connections into the City Centre making travel more convenient;

• Providing shaded pedestrian walkways and open areas in an attractive setting within the City Centre that encourage people to remain and spend time;

• Introducing a greater permanent residential population through the release of a variety of medium and higher density housing types reflective of a City Centre location;

• Providing a logical program for the redevelopment of available existing land and the future release of vacant land with an overall vision of a more vibrant place to live, work and recreate; and

• Recognising demands for short-stay and tourism with the release of land for accommodation, entertainment and related uses.

The Growth Plan identifies the site as being within the ‘Town Centre’ and part of the ‘City Commercial/Office’ Precinct. The Growth Plan also identifies an additional 294 short stay rooms (providing a total of 533) and an additional 38,086m2 of retail floor space (providing a total of 63,831m2 of retail floorspace).

The proposed development is considered fundamental in assisting to achieve the aspirations and goals of the Growth Plan for the following reasons:

• The development provides a focal point within the Town Centre, both in terms of its design and its major function as the hospitality and leisure focus for South Hedland;

• Will introduce a hotel on the site, providing 120 hotel rooms within excellent access to key infrastructure, amenities and services;

• Will provide vibrant land uses which will promote activity in the area and encourage passive surveillance of the public realm;

• Will promote tourism and business activities with the introduction of hotel function room facilities on the site; and

• Will act as a catalyst for the redevelopment of other sites in the South Hedland Town Centre.

Refer to Figure 4 - Growth Plan

Lot 5159 (No. 16) Throssell Road, South Hedland, Last Chance Tavern Redevelopment, DA Report, 713-507 9

Figure 4 - Growth Plan

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Statutory Planning Framework

Town of Port Hedland Town Planning Scheme No. 5The Town of Port Hedland Town Planning Scheme No. 5 (Scheme) is a land use based statutory Scheme. It is understood that the Town will soon be undertaking the preparation of a new Scheme to reflect the vision and development intent established under the aforementioned Growth Plan.

Clause 1.5 of the Scheme lists its general objectives, the following of which are considered relevant to this proposal:

• Encourage an appropriate balance between economic and social development, conservation of the natural environment, and improvements in lifestyle and amenity;

• Implement strategic planning for the municipality, including the recommendations of the State Planning Strategy and relevant regional planning strategies; and

• Define the uses and types of development to be permitted on land within the Scheme Area.

The subject site is zoned ‘Town Centre’ under the Scheme. In accordance with Clause 6.6.1 of the Scheme, development within the Town Centre zone shall be in accordance with the approved development plan. In the absence of an approved Development Plan residential densities shall not exceed R50.

The site is located within the South Hedland Town Centre Development Plan area, adopted by Council on 28 May 2010.

Refer to Figure 5 – Town of Port Hedland Town Planning Scheme

A Hotel is defined in the Scheme as “…any land or buildings providing accommodation for the public and may include an entertainment venue, restaurant or sell liquor.”

The proposed development falls within the above definition for a Hotel, which is an ‘AA’ use with the Town Centre zone, meaning the use can be approved by Council.

South Hedland Town Centre Development PlanThe site is located within the South Hedland Town Centre Development Plan (Development Plan) and designated as ‘Retail’.

Refer to Figure 6 – South Hedland Town Centre Development Plan

It is understood that the Town has received a draft Concept Master Plan and a draft Concept Development Plan. These are anticipated to be initiated by Council for the purposes of advertising in late July or August. It is understood that the subject site has been designated as ‘Retail’ under the draft Concept Development Plan and assigned a minimum residential density of R80 with no maximum residential density.

South Hedland Town Centre Design Guidelines The South Hedland Town Centre Design Guidelines (Guidelines) were prepared as a supplement to the Development Plan, however were never adopted by Council. These Guidelines were intended to serve as a guide to the intended built form of the area. Given that these Guidelines were never adopted they are not considered relevant to this statutory assessment.

It is understood that following initiation of the draft Concept Development Plan a revised set of Guidelines will be submitted to the Town for adoption. At the time of this report it is understood no draft Design Guidelines had been received by the Town or initiated for the purpose of advertising.


Figure 5 – Town of Port Hedland Town Planning Scheme

Level 7, 182 St Georges Terrace, Perth Western Australia 6000PO Box 7375 Cloisters Square, Perth Western Australia 6850Tel +61 8 9289 8300 Fax +61 8 9321 4786 www.tpgwa.com.auThe Planning Group WA Pty Ltd ABN 36 097 273 222

The Planning Group WA Pty Ltd©

Source: WAPC

Port Hedland TPS No.5Figure 4

Lot 5159 Throssell Road, South HedlandSDProject Manager: XXXXChecked:

Drawn:

Date:

PRScale:

Drawing No.

28th June 2013

NTS @ A4

713-507 PL1A F1-5 280613.ai

n

This concept has been prepared for the purpose of meeting client specications. The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever. Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, and all parties associated with the proposed property development disclaim all responsibility for any errors or omissions. The right is reserved to change the plan at any time. Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be sustained by any person acting on any visual impression gained from this drawing.

SUBJECT SITE

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Figure 6 – South Hedland Town Centre Development Plan

Level 7, 182 St Georges Terrace, Perth Western Australia 6000PO Box 7375 Cloisters Square, Perth Western Australia 6850Tel +61 8 9289 8300 Fax +61 8 9321 4786 www.tpgwa.com.auThe Planning Group WA Pty Ltd ABN 36 097 273 222

The Planning Group WA Pty Ltd©

Source: WAPC

South Hedland Town Centre Development Plan

Figure 5

Lot 5159 Throssell Road, South HedlandSDProject Manager: XXXXChecked:

Drawn:

Date:

PRScale:

Drawing No.

28th June 2013

NTS @ A4

713-507 PL1A F1-5 280613.ai

n

This concept has been prepared for the purpose of meeting client specications. The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever. Although care has been taken in the compilation of this drawing by The Planning Group WA Pty Ltd, and all parties associated with the proposed property development disclaim all responsibility for any errors or omissions. The right is reserved to change the plan at any time. Liability is expressly disclaimed by The Planning Group WA Pty Ltd for any loss or damage which may be sustained by any person acting on any visual impression gained from this drawing.

Subject Site


Town of Port Hedland Information Sheet 4 – Landscaping This policy was established to provide a basis for the coordinated and guided landscaping of developments within the Town of Port Hedland. It is intended to supplement and complement the provisions of the Scheme Clause 6.14 currently in operation relating to landscaping and should be read in conjunction with those provisions. The main objectives of the policy are to:

• Provide a means of reducing the impact of the built form in developed areas, through the moderating influence of trees, shrubs and other vegetation;

• Improve the quality of life in the Town of Port Hedland by beautifying the built environment and moderating the harsh climatic conditions;

• Encourage a landscaping form which is economical in its water and maintenance requirements;

• Provide a means of permitting relative freedom of design of the individual components of any built-up area, while also ensuring that the important ‘sense of place’ is maintained through the unifying character of landscaping;

• Provide a means of minimising soil erosion; and

• Provide a guide detailing the minimal requirements of a satisfactory landscaping plan for submission purposes.

The policy also provides guidance as to what Landscaping Plans are to contain, including maintenance, reticulation, species and other requirements. The policy provides a guide as to the amount of landscaping expected for outdoor parking areas, which is a 1.5m external landscaping strip and 1 tree for every 10 bays.

Port Hedland International Airport Master Plan Whilst the subject site is not on the airport estate and is not subject to the master plan, it is subject to restrictions associated with airport operations. The masterplan assigns an Obstacle Limitation Surface (OLS) of 52 metres above Australian Height Datum (AHD) for the subject site. This has an impact on the maximum building height that can be developed on the subject site.

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Proposed Development

This application seeks approval for the development of an architecturally designed ten storey 120 room hotel with an active ground floor, comprising a tavern, a café and drive through liquor store. Conference/function rooms, a lounge and beer garden area are provided on the first level. The development also incorporates at grade, basement and above ground level car parking, designed within the building.

Refer to Appendix B – Architectural Drawings

The Hotel’s reception and lobby is located on the ground level with the 120 units located on the nine floors above. Car parking for the hotel component is provided within the basement level. Parking for the tavern customers is provided at grade around the building, within the landscaped surrounds at the street frontages.

The development has been designed to address Throssell Road, Tonkin Street and Court Place, providing active frontages on both the ground and upper floor. Floor to ceiling glazing is provided on the ground floor, in addition to an alfresco area. The upper floor provides an open beer garden, which actively addresses the street corner, providing passive surveillance to the public realm and a sense of vibrancy and activity, particularly in the evenings.

All servicing and service areas have been contained to the rear of the building and adjacent to the shared boundary to the east. A secure loading dock has been contained within the development and accessible via a roller shutter, mitigating the impact of servicing.

The following table summaries the particulars of the proposed development.

Level Development Particulars

Basement 220 car parking bays (Including 160 stacker bays); and

Plant rooms.

Ground Floor Hotel lobby and reception;

Sportsman Bar;

Café, kitchen and alfresco;

Drive-through liquor store;

Managers office;

Male and female staff change rooms;

Linen and other store rooms;

Plant services, loading dock, laundry and secured bulk storage;

16 secure bicycle bays; and

64 open air car parking bays including two disabled bays.

Level 1 Function rooms;

Lounge and beer garden;

Store and cool rooms; and

38 car parking bays including one disabled bay.

Level 1 (Upper) 43 car parking bays.

Level 2 – 9 Eleven two bedroom accommodation units;

Four three bedroom accommodation units; and

Linen store and storerooms.


The hotel accommodation units are split into three types, this being the two bedroom accommodation units, the two bedroom deluxe accommodation units and the three bedroom accommodation units. All the accommodation units feature a separate balcony, living room and kitchenette.

Stores are located on each level and accessible from outside the unit. Two lifts provide access to each of the hotel floors.

Vehicle access is provided to the site via three crossovers, one located on each street frontage. Pedestrians can access the site via the footpath and through multiple building entrances. A separate entrance is provided to the café, lounge and beer garden and the sportsman bar.

The lot is already connected to sewer services. Discussions with the relevant authorities as well as the appointment of a hydraulic consultant to assess stormwater will be undertaken prior to a building permit application being submitted for the site.

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Planning Assessment

Use Pursuant to the Scheme, all uses proposed can be contemplated on the site and within the Town Centre zone. The following components of the development have been classified as follows:

Use Scheme Use Group Permisability

Hotel Hotel AA

Tavern Entertainment Venue AA

Café Restaurant P

Function Rooms Reception Centre AA

Drive Through Liquor Store

Shop P

It is noted that the Scheme definition of a ‘Hotel’ includes “any land or buildings providing accommodation and may include an entertainment, restaurant or sell liquor.”

Each of the components of the development can be contemplated on the site. A ‘Restaurant’ and ‘Shop’ are ‘P’ uses and an ‘Entertainment Venue’, ‘Reception Centre’ and ‘Hotel’ are ‘AA’ uses.

The development has been designed to mitigate the impact of any potential land use conflict by providing a physical separation between the hotel and entertainment/shop uses. The hotel component is located on Levels 2 to 9 and accessed via a separate hotel lobby, which includes a reception area.

The Tavern will be required to comply with the relevant environmental health laws in relation to noise measures.

The uses reinforce the retail function of a Town Centre by providing a mix of uses that contribute to an active and vibrant centre, reinforcing its commercial function. The addition of the hotel to the site will assist in supporting the economic viability of existing and future businesses.

It is noted that the ground floor and first floor maintains uses currently operating on the site, being the Last Chance Tavern which features a sports bar, pubTAB bar, restaurant and drive through liquor store. The redevelopment will introduce the added benefit of a café, modern function rooms to cater for the needs of businesses, residents and hotel guests.

Bulk and ScaleThe City’s Scheme contains little guidance as to what may be considered to be an appropriate bulk and scale for the development. The proposed development’s height, plot ratio and setbacks are discussed and justified below.

Height The proposed building has a height of ten storeys (including ground), with a wall height of 34 metres (47.26m AHD) and an overall height of 37.5m (51.7m AHD) to the top of the plant equipment. It is noted that the Scheme does not limit the height buildings in the Town Centre zone where a Development Plan has been adopted.

It is considered that the proposed height can be supported for the following reasons:

• It is consistent with the buildings use as a Hotel, which are traditionally tall, landmark buildings;

• The height is also consistent with its location in the South Hedland Town Centre, where a greater scale of building is generally expected;

• The proposed development is located within the heart of the Town Centre, on a strategic corner site with excellent access to services and amenities;

• The development will see the transformation of an underutilised site into a vibrant mixed use hub, increasing both the retail/entertainment floorspace within centre and incorporates hotel accommodation, as advocated by the Growth Plan;


• The development represents the height envisaged in the Pilbara Infrastructure and Planning Framework which notes that development in Port Hedland will change significantly with an increase in average densities and maximum buildings heights in excess of ten storeys;

• The development will not result in any negative overlooking impact on neighbouring residential or future residential properties;

• The proposed development incorporates articulating building elements and a variety of colours, materials and finished, mitigating the bulk and scale;

• The stepped nature of the building design incorporates a podium, allowing the building to present at a human scale; and

• The development will not result in any adverse overshadowing impacts, given any overshadowing will fall onto the Throssell Road reserve and a portion of the abutting commercial property to the east, zoned ‘Town Centre’.

On the basis of the above, it is considered that the height of the proposed development is highly appropriate and should therefore be supported.

SetbacksThe proposed setbacks are summarised in the following table:

Boundary Setback (m)

Ground Level 1 Level 2 - 9

Throssell Road 15.23 11.7 12.1

Tonkin Street 15.77 12.3 15.8

Court Place 10.78 9.65 9.2

East Nil Nil 4

There is little guidance in the Scheme or any Town planning policies as to appropriate setbacks for development in the Town Centre zone. It is considered that the proposed setbacks can therefore be supported for the following reasons:

• The setbacks proposed will not result in any adverse overshadowing impacts or privacy impacts on adjoining properties;

• The nil setback to the eastern boundary on the ground and first level is consistent with the site’s location in the Town Centre zone and similar to the abutting property, which has been constructed with a nil setback to this boundary;

• The development incorporates a podium, providing a human scale, with large setbacks proposed to the tower element;

• Hotel levels 2 to 9 have been setback 4 metres from the eastern boundary. Whilst the R-Codes are not applicable to hotel development it is noted that this setback meets the boundary setback requirements of the R-Codes for sites coded R80 and greater and the R-AC codes, applicable to mixed use development and activity centres;

• The street setbacks are considered appropriate for a landmark building such as the proposed development and appropriate within the context of its location in the heart of the South Hedland Town Centre, consistent with existing street setbacks on the surrounding sites; and

• The setbacks provide for at grade car parking surrounding the building, providing for accessible and visible car bays, consistent with the existing surrounding development.

On the basis of the above, it is considered that the setbacks proposed are highly appropriate and should therefore be supported.

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Parking Appendix 7 of the City’s Scheme provides car parking standards. The parking requirements have been summarised in the following table:

Use Requirement Number/Area Required Provided

Hotel 1 bay for every accommodation unit;

1 bay for every 5 units for visitors; and

1 bay for every staff member present at any one time

120 units

(10 staff across all land uses)

154 160

Entertainment Venue 1 bay per 2m2 of open floor area

1 bay for every 5m2 of tables and/or chairs

918m2 seating area 184

Shop 1 bay per 20m2 of NLA (minimum 3 bays) 350m2 NLA 18

Restaurant 1 bay for every 4 seats or 1 bay for every 5m2 of seating area, whichever is greater

120m2 seating area 24

Reception Centre 1 bay for every 4 seats or 1 bay for every 4 persons the facility is designed to accommodate or 1 bay for every 5m2 dining area, whichever is greater.

305m2 dining area 61

TOTAL 441 bays 365 bays

Based on the scheme requirements there is a 76 bay shortfall on the site overall. Clause 6.13.6 of the Scheme gives the Council the ability to reduce the number of car parking spaces required where it is satisfied that the circumstances of a development justify such action and there will not be any resulting lowering of safety standards.

The amount of parking provided has been assessed by Cardno’s traffic and transport engineers, who have determined that it will adequately cater for the development. In summary the Transport Assessment undertaken by Cardno, included in Appendix C concluded that:

• The development is anticipated to generate traffic volumes in the region of 89 vehicles during AM peak hour and 306 vehicles during the PM peak hour;

• The parking requirements of the Scheme are considered to significantly exceed the anticipated parking demand. Justification for a reduced parking shows that the peak parking requirement is expected to be in the order of 247 car bays;

• 16 secure bike bays are provided on the ground floor, which may further reduce the parking demand for the development;

• The hotel will supply a shuttle bus to take guests to/from the airport as well as to the site if necessary, reducing the need for hotel car parking;

• All vehicles are able to safely enter and exit the development in a forward gear;

• Both the Hamilton Road/Forrest Circle and Hamilton Road/Throssell Road intersections will operate well within capacity limits with the existing and proposed development scenarios beyond a ten year horizon and therefore no upgrade works are required to accommodate the proposed development.

Transcore undertook a peer review of Cardno’s Transport Assessment with a focus on the parking demand methodology. This has been included as Appendix D. Transcore considered the commercial car parking calculations to be correct.

As part of the peer review Transcore undertook a parking occupancy survey on the subject site during September/October to establish the ratio between actual parking demand and the statutory Scheme requires for the existing land uses on the site, which include a bar, lounge bar with dining room and a bottle shop, which all feature in the redevelopment. The survey established that the highest parking utalisation during the survey recorded a 39% parking occupancy at the subject site, translating to an actual parking demand 61% below the Scheme requirements for the existing land use.


Transcore calculated the parking demand for the anticipated peak utilisation period, based on the land uses proposed and best practices. The peak demand was anticipated to be a Saturday evening, with the assumption that actual parking demand for the commercial component would be 70% (with the exception of the hotel component which was assumed to be 100%), almost double the current utilisation rate of 39%. In summary, Transcore concluded the proposed parking supply of 365 bays is more than sufficient to accommodate the anticipated peak parking demand of 289 bays (including full utilisations of hotel bays), representing a surplus of 76 bays.

On the basis of the above the Transport Assessment and the Peer Review, it is considered that the amount of parking provided is more than adequate. In addition a car parking management plan will be implemented to ensure parking is managed in an efficient and safe manner.

Refer to Appendix C – Transport Assessment

Refer to Appendix D – Peer Review of Transport Assessment

Access Access is provided via three crossovers, with one located on Throssell Road, Tonkin Street and Court Place. Servicing is predominantly accessed from the northwest corner of the site, with direct access to a screened service area, which incorporates a loading dock. Access for vehicles is further discussed in Cardno’s Transport Assessment (Appendix C).

Pedestrian access is provided via the street frontages and the ground floor car parking area, with glazed shopfronts providing individual access to each use.

Refuse Collection Two large commercial bins are proposed to the rear of the building, adjacent the roller shutter and screened from the public realm. As demonstrated in Appendix C the location of the bins allows for an 8.8 metre refuse vehicle to safely enter and exit the site in forward gear.

LandscapingLandscaping is proposed around the perimeter of the site and incorporates a variety of native plant species, including the provision of native street trees, complementing the local character and providing an important shade and amenity function. Landscaping is also proposed within the alfresco area of the Café and in and around the car parking area.

In addition to soft landscaping the development will incorporate coloured exposed aggregate feature concrete for the paved surfaces, with two styles proposed. This will enhance the development and reflects the high standard of finishes employed throughout the building.

A Landscape Concept Plan and Landscape Planting Palette have been provided and included in Appendix B.

It is noted the Town’s Scheme does not provide any specific standards regarding the amount of landscaping to be provided, although subclause 6.14.3 does require that it be maintained in a condition to the satisfaction of Council.

The Town’s Information Sheet 4 – Landscaping, states that as a guide, in car parking areas a 1.5 metre strip of landscaping shall be provided to the property boundary, and 1 tree for every 10 bays. The development proposes a minimum 2 metre strip of landscaping around the site, which has been located within the road reserve.

The location of the landscaping within or partially within the road reserve eliminates the need to set the building back further from the public realm, which would reduce its street presence, the passive surveillance objectives and ultimately the intended built form. The intent of the landscaping strip has been maintained and maximises the efficient use of the road reserve and responds to the sites location within the South Hedland City Centre.

In addition a total of 25 native trees are proposed to be planted as part of the development, significantly exceeding the requirement of 1 tree for every 10 car bays, noting that 64 car bays are proposed at the ground level.

It is considered that the landscaping proposed is appropriate for the development and will greatly enhance the amenity of the area. We anticipate a condition will be applied to the development requiring the landscaping be installed and maintained to the satisfaction of the Town.

Additional Considerations An Erosion Prevention and Sediment Control Plan, Construction Management Plan and Stormwater Management Plan will be prepared following any approval of the proposed development. It is anticipated that these will be required as a condition of any approval.

Port Hedland International Airport The masterplan assigns an Obstacle Limiation Surface (OLS) of 52 metres above Australian Height Datum (AHD) for the subject site.

The site has an existing ground level of approximately 12.57 – 13.26 metres above AHD, potentially allowing for buildings up to approximately 38.5 metres in height. The proposed 10 storey hotel building has an overall height of 37.5 metres (51.7m AHD), to the top of the plant structures, below the OLS.

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Orderly and Proper planning

Orderly and proper planning requires that new development is a logical and efficient extension of existing development, and consistent with the planning vision established for the area. The key points regarding the proposal are:

• The proposed development is an attractive, architecturally designed building which addresses the street and provides an excellent interface and level of passive surveillance over the public realm through the incorporation of active land uses on both the ground and first floor and the use of balconies to the hotel accommodation units above;

• The development is highly consistent with the strategic intent for the Town Centre of South Hedland, as advocated by the various State Government documents and the Port City Growth Plan, as it will provide additional retail/entertainment floorspace and short stay accommodation in the form of a hotel;

• Will introduce function facilities which are important components for any Town Centre, for both business, community and tourism purposes; and

• The proposed development is consistent with the current Scheme requirements and zoning for this site, noting that all the uses for the site can be considered.

It is therefore considered that the development will make a very positive overall contribution to the area, is highly consistent with the statutory planning framework, and will advance the strategic planning intentions of the Town of Port Hedland and the State Government.


Conclusion

This report has been prepared in support of a development application to the Town of Port Hedland and the Pilbara Joint Development Assessment Panel, for the development of a 10 storey, 120 room hotel with ground and first floor entertainment uses including a tavern, café and function rooms.

The development responds to the strategic intent of the Town and the State, reinforcing the status of the Town Centre with a landmark building which will provide for much needed hotel accommodation in South Hedland, whilst maintaining the site as an important focal point for hospitality and entertainment purposes. The development is highly consistent with the strategic intent for the Town Centre of South Hedland, as advocated by the various State documents and the Port City Growth Plan.

On the basis of the information contained in this report, we respectfully request the support of the Town of Port Hedland and the approval of the Pilbara Joint Development Assessment Panel.

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Appendix A

Certificate of Title

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Appendix B

Architectural Drawings

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