What is the Canning Highway #ShapeOurPlace study about?
The City of South Perth is reviewing existing and future built form (how buildings look) along Canning Highway and the residential areas next to the highway to better manage the future development of the highway and how it relates to the surrounding development. The project also examines the impact of the future road widening for Canning Highway by the State Government.
What is involved in the Canning Highway review?
The review is about understanding the existing character and appearance of the buildings within the study area and discovering what sort of development the community would like to see in the future. Generally, the properties along Canning Highway can be developed to greater intensities (more height and more dwellings) and therefore it is important to manage the transition from the highway into the residential streets behind.
The review is based on community engagement alongside urban design analysis. The review takes into consideration future plans to widen Canning Highway and recent decisions made by Council regarding properties in the study area.
What are the key steps in the review?
Key steps involved in the review include:
1. Understanding the existing built form of the area (what type of housing is there and what it looks like). This phase of the project is now complete.
2. Discovering what sort of development is possible and what the community would like to see in the future in specific areas; along the highway, adjacent to the highway and in the suburban streets. The project includes a program of community engagement to identify the built form that the community believes is the most appropriate transition between the high density areas adjacent to Canning Highway and the adjoining low density areas. Through the investigation, we can get a sense of the form of development that is appropriate in each area. This phase of the project is now complete.
3. Defining the ‘transition’ area. This is the area between the higher intensity development along the highway and the lower intensity development that is typical of a suburban street. Concept plans depicting future options will be created and work shopped with the community to confirm the future built form vision. This phase of the project is now complete.
4. Provide recommendations for the City to address the objectives of the review, as outlined above, and make changes to the planning scheme to achieve desirable built form in the future.
Which area is included in the review?
The land along Canning Highway, between Berwick and Cale Streets, and the residential streets behind, were included in the review (shown on the map below - click on the map to enlarge). Not all of the study area will be affected by the final project outcomes.
The study area includes properties along and adjacent to Canning Highway that have development potential within the existing zoning, as well as properties that are zoned for lower density suburban development. The area also includes neighbouring suburban areas that, while not likely to be directly impacted by changes, are close enough that we want to consider the impacts on them and gain feedback from residents.
Who is completing the study?
GHD Woodhead was engaged by the City of South Perth as a consultant to undertake this study. GHD provided a report with recommendations to be implemented by the City in November 2015.
What will be the outcomes of the study?
The output from the study is a report detailing the findings from the community consultation, consultation with other stakeholders and Government agencies, and urban design analysis. The report recommends where changes to built form should occur, and includes a set of design guidelines that will be used to guide future development within the study area.
The review recommends changes to the City’s Town Planning Scheme No. 6 to:
•Encourage high quality development that meets community expectations;
•Protect existing amenity;
•Create a harmonious built form transition from the highway to the lower density residential areas.
What is the catalyst/driver for the study?
In 2012 the City of South Perth prepared a Draft Local Housing Strategy. The Strategy identified that there are challenges for the City between managing high density development along Canning Highway and the adjacent low density residential areas. The Strategy recommended that the City investigate medium density coding for all residential zoned lots within 100 metres of Canning Highway and Manning Road.
This project is the next phase of planning for the Canning Highway area and will be more detailed than the Local Housing Strategy. The review will identify where challenges exist for the City and recommend where medium density coding may be appropriate.
The purpose of the review is NOT to increase density throughout the study area. Many properties within the study area will remain at their current zoning and density code.
How will I be affected if my property is within the study area?
Some properties adjacent to Canning Highway are likely to experience change in the future either through redevelopment or widening of the highway itself. The review will make recommendations to manage the “interface” between the highway and lower density (R20 and R15) residential areas. However many properties within the study area will remain at their current zoning and density code.
The review will not revisit previous decisions made by Council in preparing the draft Local Housing Strategy in 2012.
Will all areas in the study area experience change?
No. Being within the study area does not necessarily mean that changes will be proposed to your street or property. However, due to the proximity to Canning Highway, you may be influenced by changes proposed as part of this project. By understanding how buildings should look within the whole study area (whether that be an apartment or a single house), GHD and the City of South Perth can develop tools to manage the different styles and character between these areas.
What is built form?
Built form refers to the appearance of the building. This may include elements such as the type of development (is it a single house, townhouse, unit, apartment etc.), building height, bulk and scale, street presentation and design articulation.
•‘Height’ means how tall the building is.
•‘Bulk and scale’ means how big/bulky the development is, particularly in relation to the street.
•‘Street presentation’ means how the development looks from the street and may include elements such as landscaping, front fences, position of garages/car ports, roof form, windows etc.
•‘Design articulation’ means the design treatments that break up the building such as using different materials, balconies, changing levels, changing setbacks (distances from the lot boundary).
Different design can lead to different built form outcomes, even within areas with the same density codes. Following this review, design guidelines may be prepared to guide the built form of future development in some areas.
What are the common housing types?
There are three main types of housing:
•grouped dwelling; and
Within each of these three types of dwellings, the built form (appearance) of the building can vary by changing certain elements of the building.
These types of housing are defined in State Planning Policy 3.1 – Residential Design Codes of Western Australia (R Codes).
What is the highway widening and when will it occur?
There are long term plans to widen Canning Highway. The widening will accommodate:
•Two lanes of traffic in each direction;
•A transit/bicycle lane in each direction;
•Wider verges for pedestrians, shared use and utilities/services;
•A median strip.
The process of acquiring land for the widening will take a number of years; however it can already be seen on parts of the highway where there are large grassed verges and where the buildings are significantly set back from the highway.
Whilst there is no set timeframe for the widening, it is expected to happen over the next 20 years. However will be largely dependent on State Government funding and the priority of the widening compared to other, more congested, parts of the Perth road network.
The area likely to be affected by road widening can be viewed on the City of South Perth Town Planning Scheme No. 6. The road reserve (the space set aside for the road) is shown as the ‘Metropolitan Region Scheme Reserve – Primary Regional Road’ along Canning Highway in the Town Planning Scheme.
What does it mean if my property is in the ‘consolidated study area’?
The study initially investigated a wide study area to ensure residential surrounds were considered in the analysis and that there was sufficient area to accommodate a residential density and built form transition. The study area was later consolidated following the first phase of consultation.
No change is proposed as part of this study to properties outside the consolidated study boundary shown on Page 3 of the final report.
How will the heights change from the highway to the residential area?
In general, maximum building height limits are recommended to decrease away from the highway to provide a transition into the suburban areas. Increases to the maximum building height limit are recommended close to the highway.
What about the character areas?
Encourage high quality development that meets community expectations;
Protect existing amenity;
Create a harmonious built form transition from the highway to the lower density residential areas.
What is the background to this project?
GHD Woodhead were engaged by the City of South Perth as a consultant to undertake the Canning Highway #ShapeOurPlace study in 2015. Their final report, with recommendations to be implemented by the City, was presented at the Ordinary Council Meeting on
23 February 2016.
Council resolved to defer endorsement of the report until the Ordinary Council Meeting on 22 March 2016, to allow residents the opportunity to review and comment on the report.
Submit your comments before 12noon, Tuesday 15 March 2016.Comments received will be made available to Councillors at the Council Briefing on 15 March 2016.
Draft Local Housing Strategy (2012)
The City of South Perth’s draft Local Housing Strategy (2012) identified that there are challenges for the City between managing high density development along Canning Highway and the adjacent low density residential areas. Many properties close to Canning Highway have the potential to redevelop to higher densities. There is a need to review the transition from high density into the low density suburbs.
The draft Local Housing Strategy is available here http://www.southperth.wa.gov.au/Our-Future/Town-Planning-Strategies/(External link).
As a result, the City of South Perth engaged a consultant to review existing and future built form along Canning Highway and the adjacent low density suburbs. The review recommended changes to the City’s Town Planning Scheme No. 6 to:
The first stage of the study was a comprehensive site analysis of the area to understand the dwelling types, streetscape character and street presentation based on the current town planning scheme zonings.
The next stage of the study was to undertake consultation with the community and State Government stakeholders. The aim of this consultation was to understand what types of buildings the community like and don’t like, and where they wish to see certain types of development within the study area.
Following stakeholder consultation and phase one of the community consultations GHD Woodhead prepared a draft building height plan and explanatory material for the second phase of community consultation. The purpose of this stage of the study was to draft recommendations in response to the site analysis and phase one consultation, and provide this material to the community for additional feedback.
Further community consultation (phase two) was then undertaken to obtain feedback on the draft height plans and cross section concepts.
The final report and recommendations were prepared taking into account the wide range of feedback received. The study report uses three streetscape types (highway, urban and suburban) and six housing typologies (single house, town house, terrace, manor house apartment, apartment and mixed use) to describe a concept of how the study area may develop.
View the full community engagement background here: http://www.southperth.wa.gov.au/Planning/Precinct-Studies/Canning-Highway-ShapeOurPlace/Background/(External link)