PROPOSED TOURIST RESORT AND ANCILLARY FACILITIES LOT …amrshire.wa.gov.au/library/file/0MP...

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PROPOSED TOURIST RESORT AND ANCILLARY FACILITIES

LOT 783 WALLCLIFFE ROAD, GNARABUP

PROPOSED TOURIST RESORT AND

ANCILLARY FACILITIES

LOT 783 WALLCLIFFE ROAD, GNARABUP

Prepared by:

RPS

1 / 8 Prince Street , BUSSELTON WA 6280

PO Box 749, BUSSELTON WA 6280

T: 08 9754 2898

F: 08 9754 2085

E: [email protected]

W: www.rpsgroup.com.au

Project No: PR128301

Date: September 2015

Prepared for:

WALLCLIFFE NOMINEES PTY LTD AND

GNARABUP BEACH PTY LTD

C/- AUSTRALIAN DEVELOPMENT

CAPITAL

RPS Australia East Pty Ltd (ABN 44 140 292 762) A member of the RPS Group Plc

Proposed Tourist Resort and Ancillary Facilities

Lot 783 Wallcliffe Road, Gnarabup

PR128301-1 Final September 2015

TABLE OF CONTENTS Page

1.0 INTRODUCTION ..................................................................................................... 1

2.0 SITE AND LAND USE ............................................................................................ 2

3.0 PHYSICAL CHARACTERISTICS ........................................................................... 3

4.0 THE PROPOSAL .................................................................................................... 4

4.1 Introduction ..................................................................................................................... 4

4.2 Design Philosophy .......................................................................................................... 4

4.3 Master Plan Elements ..................................................................................................... 5

4.3.1 Villa Accommodation Units ................................................................................................. 6

4.3.2 Café/ Restaurant, Multi-purpose Function Rooms, Day Spa and Resort Reception Facilities .............................................................................................................................. 8

4.3.3 Recreation Facilities .......................................................................................................... 10

4.3.4 Parking .............................................................................................................................. 10

4.3.5 Site Access ....................................................................................................................... 11

4.3.6 Landscaping ...................................................................................................................... 11

4.3.7 Fencing ............................................................................................................................. 11

4.3.8 Visual Impact Assessment ................................................................................................ 12

4.3.9 Essential Services ............................................................................................................. 24

4.3.10 Fire Management .............................................................................................................. 25

4.3.11 Aboriginal Heritage ........................................................................................................... 25

4.3.12 Environmental ................................................................................................................... 26

5.0 TOWN PLANNING FRAMEWORK ...................................................................... 27

5.1 Shire of Augusta-Margaret River Local Planning Scheme No. 1 ............................... 27

5.1.1 Zoning Table and Use Class ............................................................................................ 30

6.0 SHIRE OF AUGUSTA MARGARET RIVER LOCAL PLANNING STRATEGY .... 31

6.1 State Planning Policies (SPP)....................................................................................... 31

6.1.1 Leeuwin-Naturaliste Ridge Policy ..................................................................................... 31

6.2 Shire of Augusta-Margaret River Local Tourism Planning Strategy .......................... 31

7.0 CONCLUSION ...................................................................................................... 33




FIGURES FIGURE 1 Location Plan

FIGURE 2 Existing Zoning

APPENDICES

APPENDIX A State Administrative Tribunal (Orders and Conditions)

APPENDIX B Architectural Plans, prepared by Grounds Kent Architects

APPENDIX C Visual Impact Assesment, prepared by John Cleary Planning

APPENDIX D Landscape Concept Plan, prepared by EPCAD

APPENDIX E Preliminary Engineering Assessment, prepared by Proteus Engineers

APPENDIX F Fire Management Plan, prepared by Strategen Planning

APPENDIX G Significant Flora/ Vegetation and Fauna Assessment, prepared by Ecosystem Solutions Pty Ltd




IMPORTANT NOTE

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright

Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent

of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.

We have prepared this report for the sole purposes of Wallcliffe Nominees Pty Ltd and Gnarabup Beach Pty Ltd C/- Australian Development Capital (“Client”) for the specific purpose of only for which it is supplied (“Purpose”). This report

is strictly limited to the purpose and the facts and matters stated in it and do not apply directly or indirectly and will not be used for any other application, purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and documents

provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where

we have obtained information from a government register or database, we have assumed that the information is

accurate. Where an assumption has been made, we have not made any independent investigations with respect to the

matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third

Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the

prior written consent of RPS Australia East Pty Ltd:

a) this report may not be relied on by a Third Party; and

b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or

incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter contained in

this report.

If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the

consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk

and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim

or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to

property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or

rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or

financial or other loss.

Document Status

Version Purpose of Document Orig Review Review

Date

Format

Review

RPS Release

Approval

Issue

Date Draft A Draft for Internal Review CH MH 20/8/15 DD

Draft B Draft for Client Review CH MH 26/8/15 DD MH 26/8/15

Final A Final for Issue CH MH 07/09/15 DD MH 07/09/15

Approval for Issue

Name Signature Date

Mark Hunt

7th

September 2015

Draft



PR128301-1 Final September 2015 Page 1

1.0 INTRODUCTION

Australian Development Capital Pty Ltd (ADC), on behalf of Wallcliffe Nominees Pty Ltd and Gnarabup

Beach Pty Ltd (Owner), seeks approval from the Shire of Augusta-Margaret River for a tourist resort

development and supporting facilities on Lot 783 Wallcliffe Road, Gnarabup (the subject site). The proposal

incorporates the development of 38 villa accommodation units comprising 102 keys and a central facilities

building comprising the resort reception day spa, function rooms, a café/restaurant, and resort amenities

(swimming pool and gymnasium).

The development site has been identified for tourist development purposes under the Council’s Local

Planning Scheme No 1 which was gazetted in 2010. Prior to that Scheme, the site was included within the

previous TPS No 18 as a Tourist Development (Landscape Protection) zone.

Planning consent for a project largely similar to that the subject of this application was previously approved

by the State Administrative Tribunal (Orders and Conditions) in 2005 – refer Appendix A. A revised layout for

the villa component of the project was subsequently approved by the Shire in 2008 at the building licence

stage. After the building licence was secured some internal earthworks were undertaken and the sewer

system was installed. This work led to the Council confirming on April 3, 2008 that the development has

“substantially commenced” and therefore the current planning consent has continued to remain valid.

The intent of this application is to now revise the layout in terms of unit numbers, room numbers and the

central facilities being offered to ensure it meets the anticipated tourism demand and facilitates increased

tourism activity within the Gnarabup locality. Despite the SAT 2005 approval remaining valid, the revisions

vary from some elements of the original approval due to the introduction of new state-wide fire management

guidelines that apply to the site. Accordingly, it has been agreed with Council officers that a new application

is required.

Draft




2.0 SITE AND LAND USE

The site is located approximately 10 kilometres from the townsite of Margaret River and approximately 1

kilometre south of the existing Prevelly Park townsite (Refer Figure 1 – Site Location Plan).

The site is 2.5941 hectares in area and is almost entirely vegetated with coastal heath and peppermints.

The site is bordered by Wallcliffe Road to the east, Gnarabup Road to the north, Ocean View Road to the

south and Parks and Recreation Reserve (R41545) to the west. This reserve is Crown Land reserved for the

purposes of ‘Parks and Recreation’ and under the care, control and management of the Shire of Augusta-

Margaret River as a management body under the Land Administration Act 1997.

The site is divided by a portion of the now closed Mitchell Drive road reserve. The Mitchell Drive road reserve

previously contained a constructed road that provided access to the upper Gnarabup Carpark. The road

pavement was removed by the Shire of Augusta-Margaret River in 1995 and the road reserve has been

allowed to revegetate. The unconstructed road reserve still exists.

Adjoining land uses include commercial development to the east and ‘Future Development’ zoned land to the

south (Lots 501 to 504 - tourist accommodation sites). To the north-west of the site is Gnarabup Beach.

Facilities located within the Gnarabup foreshore reserve include the White Elephant Beach Café, the Upper

Gnarabup Carpark, the Boat Ramp Carpark and the Gnarabup Beach Boat Ramp.

502

1

783

301

3056

2282

8001

501

701

783

5484

503

2281

300

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504

0 125

RPS Australia East Pty Ltd

T +61 8 9211 1111F +61 8 9211 1122W rpsgroup.com.au

PO Box 465 Subiaco WA 690438 Station StreetSubiaco WA 6008

© COPYRIGHT PROTECTS THIS PLANUnauthorised reproduction or amendmentnot permitted. Please contact the author.

ACN 140 292 762ABN 44 140 292 762

!°( Wallcliffe Road, GnarabupFigure 1 - Site Location Plan

Scale 1:2,000 @A4 Date 14 08 2015 Project No. PR128301llPRELIMINARY FOR DISCUSSION PURPOSED ONLY

COLLIECOLLIEBUNBURYBUNBURY

AUGUSTAAUGUSTA

MANDURAHMANDURAH

NARROGINNARROGIN

KATANNINGKATANNINGBUSSELTONBUSSELTON

MARGARET RIVERMARGARET RIVER

PERTHPERTH

SITELEGEND

Site BoundaryCadastre

Draft




3.0 PHYSICAL CHARACTERISTICS

The site is almost entirely vegetated with coastal heath and peppermint shrubs, with the contour levels

ranging from approximately 20m AHD around the perimeter of the project area to 16m AHD in the central

area of the site. The vegetation averages 4 to 5 metres in height.

The existing vegetation on site has been modified due to the intense bushfire that affected the site in

November 2011. The understorey has since recovered but the overstorey remains as a scattered array of

scorched and dead vegetation material. Some of the vegetation has already been cleared to make way for a

number of site improvements that have been implemented on site as follows:

Delivery of service infrastructure, including main power, water and sewer connections; and

Bulk excavation and the main internal access road to a limestone standard.

Draft




4.0 THE PROPOSAL

4.1 Introduction

Australian Development Capital on behalf of the landowner Wallcliffe Nominees Pty Ltd and Gnarabup

Beach Pty Ltd seeks the Shire of Augusta-Margaret River’s approval to develop a high quality short-stay

tourist resort accommodation complex that will meet the market expectations of the Margaret River region.

It is intended to develop a villa style resort to cater for the general tourist market. The concept incorporates

38 villa units (102 ‘keys’), comprising of 2-bedroom, 3-bedroom and 4-bedroom villa units. The intention is to

provide a range of accommodation opportunities to further provide flexibility to the market.

The site is well located to accommodate the growing demand for tourist accommodation in the South West

region, and in particular Gnarabup and Margaret River. The site is well placed for tourist purposes given its

relationship to Gnarabup Beach, Prevelly Townsite, the Leeuwin-Naturaliste National Park and Margaret

River.

The proposal is largely identical in form and context to the existing development approval currently

applicable to the site.

4.2 Design Philosophy

The architectural plans for the proposed tourist resort are enclosed within Appendix B.

The overriding design philosophy for the development of the site is to provide an integrated serviced villa

style resort development that considers the relationship with its surroundings. This is achieved through:

The design and profile of the development having regard to the visual amenity of the area. The project

will be sympathetic to the existing landscape character and environs of the Gnarabup area by using a

combination of curved and shallow pitched skillion roof lines to reflect both the landscape and ocean

waves. The roof forms are broken into smaller elements breaking down the massing across the site, with

small sections of 2 storey elements in strategic locations consistent with previous approvals for the site.

The development being designed to take advantage of the views afforded by the site being the ocean,

Prevelly and Gnarabup townsites and the Leeuwin-Naturaliste National Park without compromising key

landscape features as required by the landscape assessment undertaken by John Cleary Planning in

2004 (Appendix C);

Provision of pedestrian access paths that access the Gnarabup Beach and the Gnarabup Townsite, by

extending the existing pedestrian path, and incorporating access through the Mitchell Drive reserve, as

well as providing external pedestrian access to the café / spa and resort facilities from the public carpark;

Provision of vehicle access to the café / restaurant and resort reception building on-site in conjunction

with a proposed expanded public carpark in close proximity to the facility;

Provision of pedestrian access to the café to upper Gnarabup car-park for the general public; and

The inclusion of a range of fire management measures to address current bushfire management

compliance requirements.

The original Visual Impact Assessment Report prepared by John Cleary Planning has been included in this

report as a matter of information only as it doesn’t specifically relate to the layout proposed. The proponents

are aware of the significance of the site to the local community in terms of visual amenity and the need to

develop a design that is appropriate for the site and the area’s values. Accordingly, further information is

provided in Section 4.3. 8 of this report demonstrating the manner in which the design response satisfies the

objectives and recommendations of this report.

Draft




4.3 Master Plan Elements

The master plan comprises the following elements:

38 villa accommodation units (102 ‘keys’) featuring 16 four-bedroom, 10 three-bedroom and 12 two-

bedroom;

A café/ restaurant, day spa reception and treatment rooms, multi-purpose function rooms and resort

facility;

A 25m outdoor pool within the setback area to the north-west of the site. This is envisaged as supporting

the fire management approach to aid in creation of the required buffer zone plus offer ocean views;

Parking for 102 cars comprising one space for each key, plus 23 visitor bays on site making a total of

125 cars on site. Further explanation of the parking arrangement is detailed within Section 4.3.4 of the

report;

Vehicular and pedestrian access to Ocean View Road;

Pedestrian access to Wallcliffe Road through Mitchell Drive reserve, as well as an extension of the

perimeter path to the site;

Pedestrian access paths from the café and resort facilities building to the foreshore reserve and beach;

Servicing infrastructure - drainage basin and private sewer pump station located central to the

development; and

A range of solutions to address and minimise bushfire risk. These include the creation of a 10m wide

landscape buffer around the perimeter of the site, increased construction standards, an extension of the

existing footpath to facilitate fire-fighting access and the inclusion of a second emergency escape point

via the unconstructed road reserve of Mitchell Drive.

A breakdown of the various land use elements and corresponding floor space is outlined in Table 1 – Land

Use Schedule below.

Table 1 – Land Use Schedule

Land Use/ Facility No. Internal m2 External

Uncovered m2

External

Uncovered m2

Total Internal

m2

Total External

m2

Facilities

Central Facilities 1 1648 480 1648 480

Subtotal 0 1648 480

Pool 1 0 153

Poor Terrace 1 0 102

Sub Total 255 0 0

Accommodation

2 Bed Villa 12 96 23 1152 276

3 bed Villa 10 133 30 1330 300

4 Bed Villa Typical 9 175 38 1575 342

4 Bed Villa West 7 175 33 1225 231

Sub Total 5282 1149

TOTAL Areas 255 6930 1629

Draft




4.3.1 Villa Accommodation Units

38 villa accommodation units are to be developed on site comprising of:

16 x four-bedroom units;

10 x three-bedroom units; and

12 x two-bedroom units.

The above represents a total of 102 keys, and 118 bedrooms for the development.

There are four different configurations of the villa accommodation units as shown on the Development

Layout Plan in Appendix B. Further detail is provided in Table 2 – Villa Accommodation Schedule, below.

Table 2 – Villa Accommodation Schedule

Type Villa Details Quantity

Type 4 4-bedroom two storey villa – 3 keys

Three integrated building elements –

- 2 x 1 bed unit (including ensuite),

- 1 x living unit (kitchen, living/dining facilities) at ground floor, 2 bedrooms /

1 bathroom to first floor

- balcony associated with upstairs bedroom

Dedicated courtyard to each key

3 car parking bays

9

Type 4W 4-bedroom two storey villa – 3 keys



- 1 x living unit (kitchen, living/dining facilities) at ground floor, 2 bedrooms / 1

bathroom to first floor

- balcony associated with upstairs bedroom


3 car parking bays

7

Type 3 3-bedroom single storey villa – 3 keys



-1 x living unit (kitchen, living/dining facilities), 1 bedrooms / 1 bathroom at

ground floor


3 car parking bays

12

Type 2 2-bedroom single storey villa – 2 keys

- 1 bed unit (including ensuite),

- 1 x living unit (kitchen, living/dining facilities), 1 bedrooms / 1 bathroom at

ground floor


2 car parking bays

3

All Villa types can be keyed’ as per above schedule. The ‘three and two key’ method enables each villa

accommodation units to be rented in a range of configurations to provide flexibility to the market.

Floor plans and elevations of the villas are enclosed in Appendix B.

Draft




The 4 bedroom villa accommodation units are two-storey – with the two storey component being located over

the ground floor kitchen / living / dining areas. The two-storey villa accommodation units are predominantly

proposed on the northern and western boundaries of the southern portion of the site in largely the same

locations as previously approved.

The overall height of the two-storey portion of the villa accommodation units from finished floor level to the

top of the curved roof line is 6.84 metres maximum, which is very similar with the previous approved

schemes. The SAT approved 2005 layout had a maximum ridge height of 6.965m and the 2008 revised

layout that was granted a building licence submission had a ridge height of 6.70m. However, due to the

natural fall across the site a number of 2-storey elements in part exceed 7m in height above natural ground

which has been reduced from the previous Scheme’s 8m height limit. Accordingly, relaxation for these

design elements is sought by the proponent pursuant to clause 5.5 of LPS No 1 - “Variations to Site and

Development Standards and Requirements” on the basis of:

The precedence set in the two previously approved schemes whereby the overall heights of the two-

storey villa accommodation units from finished floor level to the top of the curved roof line are very

similar;

The projection above the 7m height limit is only minor, being the peak of the skillion roofs, and will have

a negligible impact when viewed from the surrounding area; and

The proposed design demonstrates compliance with the findings and recommendations of the Visual

Impact Assessment prepared by Cleary Planning (Refer Appendix C). This has been addressed in

further detail in the following sections of this report. The proponent has also commissioned the

preparation of a series of visual illustrations to demonstrate that the design meets the visual standards

expected for the site. These are currently being prepared and will be provided under a separate cover.

The revised layout proposes a roof line for the villas that has a shorter ridge line to both previously approved

schemes. Given the change of roof pitch orientation this will reduce the impact of the 2 storey elements.

With regards to the single storey villa accommodation units and the remainder of the single storey

components of the two-storey villa accommodation units, the maximum overall height from finished floor level

to the top of the curved roof line is 4.78 metres maximum.

The finished floor levels of each villa accommodation unit are generally consistent with natural ground with

only minor areas of fill. This enables the visual impact of the development when viewed from locations

external to the site to be minimised.

The external finishes of the villa accommodation units are detailed in Table 3 – Colours and Materials as

follows:

Draft




Table 3 – Colours and Materials

Element Material and Colour

Roof Custom orb colour bond – woodland grey

Walls and Courtyard Walls Masonry walls - Sand finish render –paint colours to be sympathetic and low contrast

e.g. sand, warm greys, earth browns

Steelwork Paint finish – charcoal grey

Timber work Clear finish

Windows Powder coated aluminium

Doors Timber framed clear finish

Paving Exposed aggregate concrete

Decking Composite timber decking (for longevity and low maintenance)

4.3.2 Café/ Restaurant, Multi-purpose Function Rooms, Day Spa and Resort Reception

Facilities

A café/ restaurant and resort reception facility is proposed in the north-west corner of the southern portion of

the site. The building has been designed to have an interface with the tourist development on the site and

an interface with the adjoining foreshore coastal reserve. This interface is achieved through:

The building proposing two effective frontages, with an internal aspect to the tourist development (arrival)

and an outward aspect to the foreshore coastal reserve; and

The provision of internal and external pedestrian access paths to the facility – the external pedestrian

access path will provide a linkage to the existing Gnarabup kiosk and carparks located in the foreshore

reserve area.

The café/ restaurant component of the building will cater for occupants of the villa accommodation units and

visitors to the Gnarabup area.

The café/ restaurant, function rooms, spa and resort facilities building combined are 1648 m2 in area, with

243m2 of deck area, which is partly covered. This area comprises a balcony that overlooks the foreshore

reserve area. Detailed floor plans, elevations and sections are included in Appendix B.

The lower floor of the building is cut into the natural slope of the site to keep roof lines as low as possible,

and has been designed as a flat roof structure to reduce height and keep under the 7m height limit at all

points. The height of the highest roof is 7m above the lower ground floor level. However, given the building is

cut in it remains under the LPS No 1 height limit at all points as can be seen in the site sections in Appendix

B. The terrace roof to the café/ restaurant is at a lower level, and set back from the balcony edge to reduce

height and impact to the side addressing Ocean View road.

Roof lines are broken down into a series of smaller elements at differing heights to break down the overall

mass of the structure.

The finishes of the building will be similar to the finishes of the villa accommodation units (refer Section

4.3.1).

Draft




A breakdown of the floor space for the various uses and activities is summarised in Table 4 – Central

Facilities Floorspace Schedule as follows:

Table 4 – Central Facilities Floorspace Schedule

Central Facilities Internal m² External m² External Under

Bldg

Upper Floor

Main Entry 16

Lobby 82

Bar & Restaurant 174

Dining Terrace 148

Function Entry 14

Pre Function 58

Function 192

Function Breakout 95

Toilets 47

Pubic Circulation 62

FOH & Reception 36

Kitchen 100

Janitor & BOH circulation 22

Loading / Service 25

Sub Total 798 273

Lower Floor

Lobby 70

Gym 49

Relax Lounge 66

Treatment Rooms 158

Terraces 61 214

Pool Deck 102

Pool 153

Toilets 56

Public Circulation 86

Spa Reception & FOH 38

Bar & Store 16

BOH/Service 140

BOH circulation & stair 46 33

Sub Total 725 316 247

Upper & Lower Floor Total 1523 589 247

Draft




4.3.3 Recreation Facilities

A 25 x 5 metre swimming pool, food and drink facilities and associated change rooms are proposed in the

north-west corner of the site for use by resort guests. A pedestrian access path is proposed to the south of

the facilities building, or accessed from the facility lower lobby also, providing pedestrian linkages to the from

the villa accommodation units and links through to the public open space and beach access.

4.3.4 Parking

Parking numbers for the project has been provided in Table 5 – Parking below.

Table 5 – Parking

Villa Accommodation Units

No. of Bays

Villa 2 (No. 12) 2 bays per unit 24 Bays



Villa 4W (No. 7) 3 bays per unit 21 Bays

SUB TOTAL 102 Bays

Café/ Restaurant, Function, Spa and Resort Facilities Building – indicative requirement for public

facilities.

This facility is largely intended for guests with some element of public use. Hence a reciprocal use

application as follows:

Café dining and deck area

(based on maximum 214 seats @ 1 bay / 4 seats = 54 bays @ 50%

guest / 50% visitor - reciprocal use = 27 total dining parking)

27 Bays

Function Room

(based on maximum 128 seats @ 1 bay / 4 seats = 32 bays @ 70%

guest / 30% visitor - reciprocal use = 10 total function parking )

10 Bays

Gym 49m2 (guest use) N/A

Spa – 5 treatment rooms 158m2 (guest use) N/A

Pool Area (guest use) N/A

Visitor/ Staff Parking (at a ratio of .25 bays per villa) 10 Bays

SUB TOTAL

47 Bays

(Comprising 23 Bays On-Site

and 24 Bays Off-Site)

TOTAL PARKING BAYS PROVIDED 149 Bays

(Comprising 125 Bays On-Site

and 24 Bays Off-Site)

Draft




The parking provided on site is considered more than adequate to accommodate the needs of the resort

users. The provision of 24 bays to the west of the central facilities building within the Crown reserve reflects

the fact that the central facilities will inevitably become an attraction for the local community and Gnarabup

beach visitors. Such use is encouraged and adds to the wide variety of activities that the location already

offers. Hence it is intended to expand the upper Gnarabup car park by a further 24 bays to provide for both

an overflow function for the current beach users but also as a parking area able to be used by visitors to the

resort restaurant and café facilities.

As a point of reference, Bunker Bay Resort (which has similar resort facilities allowances) was only required

to have 1 car bay for each Key, with no additional visitor parking for accommodation or facilities, hence the

proposed allowance noted above is well over what was provided in the Bunker Bay Resort case scenario.

4.3.5 Site Access

4.3.5.1 Vehicle Access

Vehicle access to the development is via Ocean View Road as this is the most appropriate access/egress

point having regard to the topography of the site and the need to minimise direct access to Wallcliffe Road

due to sight distance limitations.

The access/egress point to the site incorporates an 8.0 metre wide crossover. The internal access road is

proposed to 4m wide and will be constructed of bitumen laterite with a gravel topcoat, is designed to cater for

two-way vehicle movements in a low-speed environment.

Early site works have previously been undertaken comprising vegetation removal to make way for the

construction of the internal access road to a limestone standard.

4.3.5.2 Pedestrian Access

There are several pedestrian access points that are proposed to be provided, being:

Pedestrian access to/from Ocean View Road via the main entry;

Pedestrian access to/from Wallcliffe Road linking to the existing dual use path; and

Pedestrian access to/from the café / restaurant and resort reception building to/from the foreshore

reserve.

4.3.6 Landscaping

A Landscape Concept Plan has been prepared to illustrate the design approach to the proposed

development in a manner that compliments the built form and is sympathetic to the surrounding natural

environment. The overarching objective of the landscape design is to maximise the retention of the existing

vegetation on site (where practical), and develop hard and soft landscape treatments appropriate to the

function, level of use and prominence of the various elements of the development.

A copy of the Landscape Concept Plan is included as Appendix D of this report.

4.3.7 Fencing

The proposal does not incorporate any boundary fencing. Soft plantings, balanced against the fire

management requirements, will be used as a visual and natural barrier to the development.

Draft




4.3.8 Visual Impact Assessment

The site has been subject of a previous visual impact assessment prepared in 2003 by John Cleary

Landscape Planner (Cleary Report). This original Visual Impact Assessment Report prepared by Cleary

initially undertook:

An assessment and summary of the visual aesthetic values of the area; and

Objectives and standards that apply to the management of visual aesthetic values in the area.

The Cleary Report then assessed the then development proposal in detail in the context of:

visibility and appearance and the impact it was having on the visual aesthetic values of the area;

evaluating the development proposal based on the assessed impacts and its compliance with objectives

and standards; and

suggested modifications that would assist to minimise the impacts on the values and achieve better

compliance.

The Cleary Report adopted a study area that included the surrounding Gnarabup and Prevelly settlements

and extended from the coast to beyond the “ridge” east of Gnarabup to include all the main places visually

connected to the project site.

The development proposal assessed by Cleary is largely similar in building bulk, building height and general

scale to the proposal the subject of this application. While the number of units has increased when compared

to the original proposal, the change is largely a reconfiguration of internal layouts of the units to provide more

flexibility in accommodation formats, rather than a significant change to the external building profile. The new

proposal maintains the previous external profile in that where there were two storey elements in the 2004

proposal, the new proposal adopts the similar profiles.

The Cleary Report has been included in this application (Appendix C) for reference purposes. Parts 1, 2 and

3 of the Cleary Report specifically remain relevant to the proposal the subject of this application as it is those

parts of the Cleary Report that:

describes the context and nature of assessment process (Part 1);

assesses the landscape values of the area (Part 2); and

defines the management objectives and standards that should apply to the development site (Part 3).

The balance of the Cleary Report (parts 4, 5 and 6) dealt specifically with the 2004 development proposal

and:

assessed its impacts on the landscape values identified in Part 2;

evaluated the impact of the redevelopment based on the management objectives of the area identified in

part 3; and

made recommendations and design guidelines in order to help minimise the impact of the development

of the site.

For the purposes of the proposal the subject of this application, it is the intention to adopt the findings of

Parts 1 to 3 of the Cleary Report, as such findings are obviously still valid, and evaluate the new proposal

consistent with the approach in Parts 4, 5 and 6 of the Cleary Report. Cleary included 3D modelling and

rendering (pages 35 to 39 – Appendix C) illustrating the visibility and appearance of the then 2004 proposal.

Similar modelling of the new proposal has been undertaken by the project Architects, Grounds Kent to

illustrate the similarity between the two proposals. These serve to verify that the new proposal meets the

Cleary Report findings, as discussed in the following sections and allows an evaluation of the new proposal

when viewed from the same locations that the Cleary Report modelled in addition to a further view point (no

4 – refer below). The view points are:

Draft




View Point 1 – view from intersection of Wallcliffe Road and Breeze Cove ( the road to Grunters surf

break)

View Point 2 – view across the site from the rise in Wallcliffe Road to the south of the site

View Point 3 – view across the site from the intersection of Riedle drive and Wallcliffe Road

View Point 4 – view from Wallcliffe Road north of the intersection of Riedle Drive

View Point 5 – view from intersection of Surfers Point Road and Rivermouth Road

View Point 6 – view from Surfers Point

Draft




The new proposal is essentially similar in building scale, bulk, height and profile to the 2004 proposal. The

Cleary Report’s findings on the impacts of developing the site on key landscape values are therefore still

applicable (refer pages 41 to 44 in Appendix C) which were that:

Most views in the areas will not be affected as it will allow views to remain across the site although the

extent of some views across the site will be reduced in some instances;

The site falls within a landscape characterised by “settlement influence” where the development only

affects a small proportion of the existing character of Gnarabup;

views to coastal landforms are still well represented; and

The development of the site had low impact on visual aesthetic significance and views.

The Cleary Report concluded that the overall impact ratings of the site being developed in the form originally

intended in the 2004 proposal – which due to it being essentially similar, can now be can be readily

translated to apply to the proposal the subject of this application - were as follows:

Impact on Land scape Character was low to moderate;

Impact on Visual Aesthetic Significance was low; and

Impact on Views was low.

In terms of this new application, the following discussion based on the Grounds Kent Architects photo

modelling is provided. The images incorporate the new design together with the predicted “softening” effect

that maturing internal landscaping will have on the building appearance over time. The photographs were

taken on September 16, 2015.

Draft




View Point 1 – Intersection of Breeze Cove and Wallcliffe Road

This view is looking north across the site viewed from approximately 500m to the south. The development is

low in the landscape, roof structures are not “skylining” and distant views to Surfers Point and associated

landforms to the east are preserved. The profile of the building also avoids compromising the distant views of

the ocean beyond the site.

Draft




Viewpoint 2 – the rise in Wallcliffe Road south of the site

This view is looking north within approximately 150m of the site. The low profile of the buildings still enables

views to the cliffs and ridges of Surfers Point, still preserves views to the ocean and associated surf breaks

and preserves the view to the peak of the vegetated dune above the Gnarabup Café and beach.

Landscaping within the site between buildings and within the setback areas as recommended in the

Landscape Concept Plan (Appendix D) and the road side vegetation along Ocean View road and at the

Wallcliffe road round-about, serves to soften the building / road interface.

Draft




Viewpoint 3 – opposite the site viewed from Riedle Drive and Wallcliffe Road intersection

This view illustrates the manner in which the change in level between Wallcliffe Road and the site serves to

substantially lower the buildings in the landscape. The important view across the site to the vegetated dune

south of the Upper Gnarabup car park is maintained. Road verge vegetation between the road pavement

and the site boundary is maintained which serves to soften the road / building interface and reduce the

otherwise hard edge to the development and reduce the degree of visual impact. The effect of the maturing

of peppermint trees installed as part of the future landscaping within the setback is also shown.

Draft




Viewpoint 4 – View from Wallcliffe Road north of the intersection of Riedle Drive

This view looks south west across the site. The Cleary report did not assess this view however it is

considered useful for the new proposal in that the screening effect of both road side vegetation along

Wallcliffe Road and within the closed road north of the site is well demonstrated. In addition, the view shows

that the view to the peak of the vegetated dune south of the Upper Gnarabup carp park is still available

despite the two story central facilities building.

Draft




Viewpoint 5 - Intersection of Surfers Point road and Rivermouth Road

This view clearly illustrates the fact that the proposed development is low in the landscape and preserves

distant views to elevated coastal features above Grunters beach and beyond. The view to the vegetated

dune south of the Upper Gnarabup car park is unaffected. The two storey accommodation elements serve to

continue the profile of the nearby Margaret’s Beach Resort complex thereby providing consistency of building

form in the landscape. The ground floor elements of the proposed accommodation units will become less

visible over time as the internal landscaping matures and as the native vegetation in the surrounding area

continues to recover from the November 2011 bushfire event.

Draft




Viewpoint 6 – Surfers Point

This view is from the southern side of the Surfers Point car park looking across the Gnarabup Bay towards

the project site. The model illustrates that the proposed resort still enables significant landscape features to

the south and south west of the site to be observed. The profile of the buildings shows the continuation of the

development profile of the Margaret’s Beach resort to the east. The roof profiles of the resort accommodation

is also consistent with the curved roofs on a number of dwellings in the background landscape, serving to

blend the new development with the existing.

To demonstrate how the proposal the subject of this application complies with the site specific

recommendations outlined in Part 6 of the Cleary Report the following assessment is made.

Cleary Recommendations 1 and 2

1. Provide an adequate setback from adjacent roads to ensure the dominance of foreground vegetation as

seen from adjacent use areas;

2. Ensure that buildings on the eastern side of the development are benched into the slope as much as

possible to ensure views are maintained over them.

Comment:

The development will satisfy this requirement by incorporating a building setback of 10m to Wallcliffe Road

and Ocean View Roads. Road verge vegetation will be maintained and supplemented as part of the

landscape programme within the requirements of the fire protection plan. The screening effect of the road

verge vegetation will continue to improve as the vegetation further recovers and matures from the effects of

the November 2011 bushfire. The softening and screening effect of the road verge vegetation is illustrated in

the above 3D photographic renders as is the effect of the maturing of internal landscaping as outlined in the

Landscape Concept Plan (Appendix D).

Draft




The buildings on the eastern portion of the site are set well below the levels of Wallcliffe Road as illustrated

on the below cross sections. These cross sections which are through proposed villas 8 and 13, show a level

change of approximately 3.5 metres and 2 metres respectively between the road level and the floor level of

the villas. This level change significantly reduces the visual impact of the buildings and preserves the views

across the development of the vegetated dune peaks to the west of the site.

Cleary Recommendation 3.

3. Keep buildings to single storey on the extreme north-east and south-west corners of the site to maintain

view to the high point to the west.

Comment:

A number of Type 3 single storey buildings are located in the north-east corner of the site. The two-storey

villa accommodation units are predominantly proposed on the northern and western boundaries of the

southern portion of the site in largely the same locations as previously approved. The two storey components

are located over the ground floor kitchen / living / dining areas only and are orientated in a manner to

maximise views whilst also reducing the building bulk when seen from locations external to the site.

Cleary Recommendation 4 and 5.

4. Ensure that building heights or spacing allow the high point and ridge to the west to be seen from

Wallcliffe Road east of the site.

Draft




5. Ensure that building heights or spacing allow the coastline to the north to be seen from Wallcliffe Road

south of the site.

Comment:

The overall heights of the two-storey villa accommodation units from finished floor level to the top of the

curved roof line are very similar with the previous approved schemes. The 3D photo models described above

for viewpoints 1, 2 and 3 above clearly illustrate that the building heights, spacing and profile of this new

proposal allows important views to landscape features west and north of the site to be preserved. While

there are portions of the 2 storey elements that exceed the 7m height limit above natural ground as specified

in the LPS No 1, these “intrusions” do not compromise views to surrounding landscape features and

represents only a minor variation to the Scheme requirement. The proponents seek the Shire’s variation to

the Scheme height limit under clause 5.5 of LPS No 1. The spacing and orientation of the buildings at the

upper levels will enable views beyond the development to the coastline to be maintained.

Cleary Recommendation 6

6. Ensure that building patterns provide variety and interest in building form and detailing.

Comment:

The architectural design represents a high standard of design in a manner that is keeping with the character

and setting of the site. The style is contemporary and the colours, form and materials to be used will

represent an extension of the landscape itself. Custom orb colourbond and masonry walls with steel and

timber detailing are the predominant external materials proposed for the new buildings. The colour and

materials will blend with the natural colours of the area as well as offering low maintenance protection from

the weather. The architects were also mindful of the site’s fire risk when evolving the designs and choosing

the building materials. The 3D models for viewpoints 5 and 6 illustrate the consistency of building form with

the existing resort development to the west of the site.


7. Maintain and enhance the planting in areas adjacent to Wallcliffe and Ocean View Roads.

Comment:

Within the required constraints of bush fire protection the development proposes to protect vegetation and

establish a landscape and vegetation protection buffer running the length of the site boundaries. This buffer

will be a combination of road verge vegetation and introduced landscaping within fire protection constraints

within the development site setbacks and internal areas as outlined in Appendix D – Landscape Concept

Plan.


8. Endeavour to have a single entry road (and breach of vegetation screening) to the development. This

entry should not be on Wallcliffe Road.

Comment:

Access to the site will be via two crossovers off Ocean View Road (not Wallcliffe Road). While this is

consistent with the previous approval for the land, a twin access system is considered essential to now meet

contemporary fire escape and access requirements.

Draft





9. Vehicle access to buildings and parking should be located internally (i.e., not around the perimeter of the

development).

Comment:

Vehicle parking associated with accommodation and the majority of activities undertaken within the central

facilities building will be located internally and obscured by buildings and landscaping when viewed from

external areas. The proposal does however advocate the provision of 24 bays to the west of the central

facilities building within the Crown reserve as an extension to the Upper Gnarabup Car Park. This extension

reflects the fact that the central facilities will inevitably become an attraction for the local community and

Gnarabup beach visitors. It will provide for both an overflow function for the current beach users but also as a

parking area able to be used by external patrons to the resort restaurant and café facilities (refer also to

Section 4.3.4).


10. Keep the visual magnitude and contrast of built elements low as seen from critical view locations.

Techniques include:

For buildings:

(a) Adopt low profile roof forms (some curved roofs are encouraged);

(b) Use small roof planes;

(c) Use dark, de-saturated colours for roofs;

(d) Ensure that roofs have generous eaves;

(e) Avoid large, plain, light-coloured wall surfaces;

(f) Ensure that bright colours are restricted to small areas (such as trim);

(g) Present the smallest face to use areas;

(h) Avoid antennae and chimneys protruding beyond the roof forms; and

For roads:

(i) Use permeable surfaces where possible;

(j) Use coloured, roll-over kerbs;

(k) Adopt minimum width profiles.

Comment:

The overriding design philosophy for the development of the site has been to provide an integrated resort

development that considers the relationship with its surroundings. The project will use a combination of low

profile roof forms and a variety of materials to reflect the landscape setting. The roof forms are also broken

into smaller elements breaking down the massing across the site, with small sections of 2 storey elements in

strategic locations in line with previous recommendations and approvals for the site. There will be no

protruding structures above the main roof line.

The access/egress points to the site will incorporate an 8.0 metre wide crossover that is split by a traffic

island. The internal access road is proposed to 4m wide and will be constructed of bitumen laterite with a

gravel topcoat to ensure it blends in with the surrounding environment and complements the built form.

Draft




Conclusion

It is reasonable to contend that the conclusions in the Cleary Report on the 2004 proposal for the site equally

apply to the proposal the subject of this application given the essential similarity between the two concepts.

Accordingly it is contended that:

Views to significant landscape features surrounding the site both in close proximity and in the far

distance will not be detrimentally affected;

The impact on views to the ocean and surrounding landscape features will be low when viewed from key

viewpoints;

The development blends with the existing built form of the Gnarabup settlement in that it adopts a

similar profile to nearby development and building style;

The development will not dominate the landscape and is set low in the landscape; and

The retention of road verge vegetation, introduction of new landscaping elements and the continued

maturing of surrounding vegetation will serve to further reduce the visual impact of the built form.

4.3.9 Essential Services

A preliminary engineering assessment has previously been undertaken by Proteus Engineers, a copy of

which is enclosed as Appendix E. A summary of the findings is as follows:

Site Works

Clearing will be undertaken by extracting vegetation with a rake or specially equipped excavator rather than

a bulldozer to minimise unnecessary damage. Vegetation will be mulched for later use.

Stormwater Drainage

Stormwater from hardstand areas external to the villa units will be piped to a stormwater basin to be

established in the central portion of the site. Excess stormwater will be piped and directed to an additional

basin to be constructed on the northern side of Mitchell Drive. A combination of soak wells and piped

drainage will be utilised for individual units which will depend upon infiltration assessments to determine

capability of the soils on site.

Sewerage

The intention is to gravity feed effluent to a pump station located on the northern portion of the site. Effluent

will then be pumped to an existing discharge manhole in Wallcliffe Road. The effluent will then enter the

Gnarabup sewer reticulation system and be treated by the existing treatment works south of the estate.

Roads

Internal roads will be of asphalt and kerbed standard with piped storm water drainage. Intersection details

with Ocean View Road will form part of the building application phase.

Water Supply

The site will be connected to the existing Gnarabup water reticulation system which is available in the

adjoining Wallcliffe Road.

Draft




4.3.10 Fire Management

A Fire Management Plan (FMP) – Appendix F - has been prepared by Strategen in accordance with

Planning for Bush Fire Protection Guidelines, and with consideration of Draft State Planning Policy 3.7

Planning for Bushfire Risk Management and accompanying revised guidelines.

The FMP is based upon the following objectives:

Define areas where values are located;

Define and rank fire hazard areas;

Propose bushfire risk treatment and mitigation measures for the project area, with due regard for life,

prosperity and the environment;

Nominate individuals and organisations responsible for fire management and associated works within

the project area; and

Provide performance criteria and acceptable solutions for all fire management works.

The FMP notes that the vast majority of vegetation on the subject site will be cleared as part of the proposed

development, to be replaced with buildings and landscaped vegetation. Therefore the greatest concern from

a fire management perspective is the vegetation surrounding the subject site.

The proposed development makes provisions for a minimum 10 m wide landscape buffer around the

perimeter of the built form. The landscape buffers will be managed in accordance with an approved

Landscape Management Plan and will form the 10m wide BPZ, managed annually at less than 2t/ha. This

will result in the application of BAL 29, BAL 19 and BAL 12.5 building construction standards throughout the

project area.

Fire management compliance will be met for the proposed development through the adoption of acceptable

solutions required to meet performance criteria for development location, vehicular access, water supply,

siting of development and design of development as follows:

The provision of a secondary access route in the form of an EAW within the Mitchell Drive road reserve

that links Wallcliffe Road to the northern boundary of the site;

A reticulated water supply will be provided throughout the development;

A minimum 10m wide BPZ to be implemented around the perimeter of all external buildings;

All external buildings along the western and northern interfaces will require increased building

construction standards in accordance with BAL 29; and

All remaining buildings within the development will require increased building construction standards in

accordance with BAL 12.5.

4.3.11 Aboriginal Heritage

Three Aboriginal Heritage investigations have previously been carried out by McDonald Hales and

Associates in July 1991, October 1993 and in September 1999 of the Gnarabup Beach Estate which

includes the site.

Draft




The main relevant findings of this report are:

As a result of archaeological inspection, no archaeological material was discovered either within the site

or surrounding area;

The possibility exists that archaeological material and skeleton remains may be exposed during

construction;

There are no previously recorded ethnographic sites within the development area.

4.3.12 Environmental

A significant flora/ vegetation and fauna investigation has been carried out by Ecosystem Solutions Pty Ltd in

July 2015. A copy of the report is enclosed as Appendix G and a summary of the findings is as follows:

No rare or priority species were identified;

No Ecological Communities of Significance were identified;

Vegetation on site rated between ‘Good’ and ‘Completely Degraded’;

No evidence of any significant fauna species (including black cockatoos) was recorded; and

No trees >550mm diameter at breast height (DBH) and with potential hollows suitable for black

cockatoos were recorded.

The report therefore concludes that no significant impact on any significant species will occur as a result of

this development, and referral under the EPBC Act is not required.

Draft




5.0 TOWN PLANNING FRAMEWORK

5.1 Shire of Augusta-Margaret River Local Planning Scheme No. 1

The subject land is zoned ‘Tourism’ and is identified with a ‘Tourist Area T2’ designation linking to Schedule

16 of the Local Planning Scheme No.1.

The purpose for the Tourism zone is “to provide for high quality tourist accommodation and other associated

uses compatible with the locality.”

The land is also included within “Special Control Area No. 3 – Gnarabup”. Clause 6.4.3.2.3 of the Scheme

specifies that development proposals in the Tourism Zone and falling within SCA 3, is to recognise the

capacity of land within the Special Control Area to accommodate tourist development of a special form and

character notwithstanding the special landscape and visual amenity attributes of the land.

Schedule 16 of the Scheme outlines a range of provisions relating to setbacks and access, height, building

materials, coastal access, vegetation retention, landscape impact and density of development. A response

against each of the development requirements is as follows:

(i) Setbacks and Access:

Development within the zone shall include the establishment of a landscape and vegetation protection buffer

strip of a minimum of 10 metres, running the length of the northern boundary of the zone. There shall be no

vehicle access to the development across this buffer strip to the public car park access road.

Comment:

The proposed development makes provisions for a minimum 10 m wide landscape buffer around the

perimeter of the built form. The landscape buffers will be managed in accordance with an approved

Landscape Management Plan and will form the 10m wide BPZ, managed annually at less than 2t/ha. This

will result in the application of BAL 29, BAL 19 and BAL 12.5 building construction standards throughout the

project area.

(ii) Height:

Notwithstanding the provisions of clause 5.13 of the Scheme buildings to be built on the land within the

Tourism Zone in Gnarabup shall not exceed 7 metres in height as measured from natural ground level.

Comment:

We note that the height allowance for the site in LPS No. 1 has been reduced from the previous Scheme’s

8m height above natural ground to 7m. As a result, elements of the proposed building design will exceed the

7 metre height limit. We therefore seek the Shire’s discretion under clause 5.5 of LPS No 1 - “Variations to

Site and Development Standards and Requirements” to support the variation on the basis of:

The precedence set in the two previously approved schemes whereby the overall heights of the two-

storey villa accommodation units from finished floor level to the top of the curved roof line are very

similar;

The projection above the 7m height limit is only minor and will have a negligible impact when viewed

from the surrounding area; and

The proposed design satisfies the findings and recommendations of the Visual Impact Assessment

prepared by Cleary Planning.

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RPS Australia East Pty Ltd

T +61 8 9211 1111F +61 8 9211 1122W rpsgroup.com .au

PO Box 465 Subiaco WA 690438 Station StreetSubiaco WA 6008

© COPYRIGHT PROT ECT S T HIS PLANUnauthorised reproduction or am endm entnot perm itted. Please contact the author.

ACN 140 292 762ABN 44 140 292 762

!°( Lot 783 Wallcliffe Road, GnarabupFigure 2 - Local Planning Schem e No.1 – Existing Zoning

Scale 1:2,000 @A4 Date 25 08 2015 Project No. PR128301llPRELIMINARY FOR DISCUSSION PURPOSED ONLY

LEGENDSite Boundary

Local Planning Scheme No. 1Local Scheme Reserves

Local RoadsParks and Recreation

Local Scheme ZonesFuture DevelopmentTourismVillage CentreCadastre

Other Categories

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Draft




The new submitted proposed roof line has a shorter ridge line to both previously approved schemes at this

maximum height, given the change of roof pitch orientation, which will reduce the impact of the 2 storey

elements. The impact of this is also reduced by the shortening of the ridge length.

With regards to the single storey villa accommodation units and the remainder of the single storey

components of the two-storey villa accommodation units, the maximum overall height from finished floor level

to the top of the curved roof line is 4.78 metres maximum.

(iii) Building Materials:

Development shall utilise building materials that are non-reflective and of a colour and texture compatible

with the characteristics of the surrounding landscape.

Comment:

The palate of materials and colours chosen are detailed in section 4.3.1 of this report. They have been

carefully considered to ensure the development remains both visually aesthetic and unobtrusive when

viewed from the surrounding locality.

(iv) Coastal Access:

Development proposals shall demonstrate linkages with the access systems outlined on the Coastal

Management Plan and any modifications required to these systems as a result of the development.

Comment:

The development will incorporate an extension of the existing dual use path network that exists within the

adjacent Wallcliffe Road. Pedestrian access will also be provided to/from the café / restaurant and resort

reception building to/from the foreshore reserve.

(v) Vegetation Retention:

Development shall ensure that the vegetation on the site is maintained where possible and that such

vegetation will be incorporated into any development concept and landscaping proposals through the use of

a species common to the site and its immediate environs.

Comment:

The majority of vegetation on site will be removed during construction. The built form will be complemented

by hard and soft landscape treatments appropriate to the function, level of use and visual prominence of the

various components of the development utilising local native species and with due regard to accessibility and

all year round use of the resort.

(vi) Landscape Impact:

In considering development proposals on the land, the local government will first be required to be satisfied

that the development will not have a detrimental impact on views across the zone to the coastal reserve,

particularly when viewed from predominant tourist viewing points outside the Scheme area, these being

Wallcliffe Road, Surfers Point and Rivermouth Road.

Draft




Comment:

The design of the architectural scheme has taken into consideration the landscape values and objectives

outlined within the Visual Impact Assessment prepared by John Cleary Planning. The architectural

philosophy has been to design buildings that not only fit seamlessly into the landscape but which allow their

occupants the opportunity to enjoy the natural environment. There has been careful integration of buildings,

pedestrians, recreational activities and the visual landscape considerations have been given priority in the

site planning.

Their colours and materials will blend with the natural colours of the landscape as well as offering low

maintenance protection from the weather.

(vii) Density of Development:

Tourist Accommodation proposals shall be limited to 28 villas comprising a total of 83 bedrooms.

Comment:

To date the physical development of the site has not commenced due mainly to the uncertainty of the tourist

market, the viability of the development and the consequent difficulty in securing development finance.

Accordingly, the number of villas proposed is necessary to deliver a viable tourist resort that meets the needs

of the tourist market and the commercial objectives of the proponent.

The proposed development represents a modest variation to the Scheme’s allowances provided for the site

however the actual building footprint remains essentially the same as that originally approved by the SAT in

2005. The revised configuration achieves a balanced outcome that still responds to the key natural and built

features of the area, the local context in terms of bulk and scale and provides the necessary flexibility in

accommodation type in order to ensure a viable operation can be undertaken.

The Council is requested to exercise its discretion under Clause 5.5 of LPS No 1 in regard to the revised villa

and accommodation configuration in this application.

(viii) Other Setbacks:

Setback from boundaries apart from the northern boundary shall be a minimum of 10 metres with vegetation

removal within the setback area being permitted only for vehicle access and servicing needs.

Comment:

As previously indicated, the proposed development makes provisions for a minimum 10 m wide landscape

buffer around the perimeter of the built form. Vegetation within the setback area will be modified as an

acceptable solution to the fire management considerations that are applicable to the site’s setting.

The proposed development satisfies the key objectives of the Tourism zone as follows:

It makes provision for a range of tourist accommodation in the context of the broader Margaret River

tourism market in an area of tourism interest;

The design of the development will be sympathetic the site’s setting and complementary to the

surrounding land uses; and

The resort will be available for short-stay holiday accommodation purposes only, and shall provide for

associated uses, infrastructure and services appropriate to the needs of the development.

Draft




5.1.1 Zoning Table and Use Class

Having regard to the provisions of Table 1: Zoning Table of LPS1 and Schedule 1 of the Scheme, this

application is seeking approval for the following use classes:

Villas, Resort Reception, Café/ Restaurant and Ancillary Facilities - “Resort” means integrated, purpose-

built luxury or experiential premises for short-stay guests comprising accommodation units and on-site

tourism facilities such as reception, restaurant and leisure facilities like swimming pool, gymnasium, tennis

courts, and where occupation by any person is limited to a maximum of 3 months in any 12-month.

Multi-Purpose Function Rooms - “Reception Centre” means premises used for functions on formal or

ceremonial occasions but not for unhosted use for general entertainment purposes.

Day Spa Reception and Treatment Rooms - “Shop” means premises used to sell goods by retail, hire

goods, or provide services of a personal nature (including a hairdresser or beauty therapist) but does

not include a showroom or fast food outlet, a rural stall or a rural produce store.

The above uses are discretionary in the Tourism zone subject to advertising (in the case of a ‘shop’ use) and

the granting of planning approval.

The proposed extension of the existing public carpark within the adjoining reserve land represents an

incidental and ancillary use that is necessary to accommodate members of the public who may choose to

take advantage of the facilities being offered by the resort. The proponent also seeks support to this land use

element from both the Local Government and State Land Services.

Draft




6.0 SHIRE OF AUGUSTA MARGARET RIVER LOCAL PLANNING STRATEGY

Gnarabup forms the western extension to the Prevelly townsite, and accommodates a range of residential,

tourism, limited commercial development and national park. The subject site is designated ‘Tourism’ by the

Local Planning Strategy, reflecting the zoning under Scheme 1.

The proposed development is consistent with this intent as it will add to the range of accommodation options

available to meet the long term tourism demand for the Margaret River region.

6.1 State Planning Policies (SPP)

There are two Statements of Planning Policy that directly relate to development on this site, being the

Leeuwin-Naturaliste Ridge Policy (SPP 7) and the State Coastal Planning Policy (SPP 2.6)

6.1.1 Leeuwin-Naturaliste Ridge Policy

SPP No. 6.1 Leeuwin-Naturalise Ridge Policy provides the strategic planning framework for the area for the

next 30 years by providing greater vision, guidance and certainty of land use.

In accordance with the Land Use Strategy Plan contained within the Statement of Planning Policy (SPP) the

locality of Gnarabup is identified as being a ‘Coastal Node’ and is contained within a ‘Development

Investigation Area’.

The proposed development is consistent with the land use objectives in that it is suitably located, is in

accordance with the designated area in the Local Planning Scheme and Structure Plan and will provide for a

range of tourist accommodation options to support the future tourism demand for the locality.

6.1.2 State Coastal Planning Policy

SPP No. 2.6 State Coastal Planning Policy provides guidance for land use and development decision-

making within the coastal zone including managing development and land use change; establishment of

coastal foreshore reserves; and to protect, conserve and enhance coastal values.

The proposed development is consistent with the objectives of this SPP as follows:

The development has a significant setback from the sensitive dunal areas of the coastline;

The proposed resort provide for practical and convenient access to the public foreshore areas;

The site is suitable for such a use to support the sustainable use of the coast for housing, tourism,

recreation and other activities; and

The design of the development has been carefully integrated into the site’s setting in order to protect,

conserve and enhance coastal zone values of the area.

6.2 Shire of Augusta-Margaret River Local Tourism Planning Strategy

The Shire of Augusta Margaret River Local Tourism Planning Strategy (LTPS) was formed in recognition of

the importance of tourism activity to the Margaret River Region. The subject site is one of four sites in

Gnarabup identified as a ‘Key Tourism Site’ under the LTPS, and describes the qualities and key design

parameters for any future development.

Draft




The site is one of the most important tourism sites in the Shire. Given the site’s prominence, and the need to

reflect contemporary tourist market demands the proponent seeks a modest variation to the number of

accommodation units on the site to 38 villas (102 ‘keys’) and 118 bedrooms.

To date the physical development of the site has not commenced due mainly to the uncertainty of the tourist

market, the viability of the development and the consequent difficulty in securing development finance.

Accordingly, the number of villas now proposed is critical to deliver a viable tourist resort that meets the

needs of the tourist market and the commercial realities of operating a tourist resort.

Draft




7.0 CONCLUSION

The development of this site for tourist accommodation (and ancillary facilities) will introduce a quality

tourism product to the Margaret River Region. This development has been designed having regard to the

visual amenity of the area to ensure that the development is sympathetic to the existing landscape character

and environs of the Gnarabup area. The proposal is largely similar to previous approvals granted for the site.

The site is well located to accommodate the growing demand for serviced apartment tourist accommodation

in the South West region, and in particular Gnarabup and Margaret River. Furthermore, the site affords

significant tourist opportunities given its relationship to Gnarabup Beach, Prevelly Townsite, the Leeuwin-

Naturaliste National Park and Margaret River.

The Council’s favourable consideration of the proposal is requested.

PROPOSED TOURIST RESORT AND ANCILLARY FACILITIES LOT …amrshire.wa.gov.au/library/file/0MP...

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