Property Markets Tutorial 2: Town Planning and Property I - Study Notes

Tutorial Overview and Objectives

• Tutorial Title: Property Markets Tutorial 2 - Town Planning and Property I.

• Faculty Affiliation: Faculty of Business and Law | School of Accounting, Economics and Finance.

• CRICOS Provider Code: $00301J$.

• Copyright Statutory License Notice: This material is reproduced under section 113P of the Copyright Act 1968 (the Act) by Curtin University.

• Core Learning Objectives:

  • Welcome and introductions.

  • Analysis of key strategic planning documents.

  • Analysis of key statutory planning documents.

  • Analysis of state planning policies.

Introductory Interaction Activity

• Students are required to form groups of four consisting of people they do not yet know.

• Selection criteria for group members includes identifying if anyone:

  • Has traveled overseas in the last 12 months.

  • Can play a musical instrument (and specifying which one).

  • Plays a particular sport and at what specific level.

Framework of Western Australian Planning Documents

The planning framework in Western Australia is categorized by level (State, Regional, Local) and function (Strategic, Statutory, Policy).

• State Level:

  • Strategic Framework: State Planning Strategy.

  • Statutory/Policy: State Planning Policy; Strategic/Operational Policy.

• Regional Level:

  • Strategic Framework: Directions 2031 and Beyond; Perth and Peel@3.5Million; Sub-regional Planning Frameworks and Structure Plans.

  • Statutory: Region Scheme.

• Local Level:

  • Strategic Framework: Local Planning Strategy; Local Structure Plan/Planning; Activity Centre Plan.

  • Statutory: Local Planning Scheme.

  • Policy: Local Planning Policy.

Strategic Planning: State and Regional Documents

Strategic planning provides the vision and principles for land use change and infrastructure.

• State Planning Strategy 2050:

  • Provides high-level planning principles and strategic goals.

  • Responds to challenges driving land use changes in WA.

  • Employs a collaborative approach toward physical and social infrastructure, environment, economic development, and security.

  • Informs and Guides:

    • Local community plans and growth plans.

    • Local planning schemes, strategies, and development assessments.

    • Project approvals through the Lead Agency Framework.

    • Coordination of physical and community infrastructure.

    • Region scheme amendments and regional investment programs.

    • Investment proposals aimed at maximizing public interest returns.

• Directions 2031 and Beyond:

  • A high-level spatial framework and strategic plan specific to metropolitan Perth and the Peel region.

  • Establishes a vision for future growth scenarios to guide delivery of housing and services.

  • Priorities:

    1. Accommodating a growing population while managing land, water, and energy resources.

    2. Identifying development focus areas and optimal land use/transport patterns.

    3. Protecting high-quality natural environments.

    4. Determining required infrastructure for growth.

• Perth and Peel @3.5 Million:

  • Designed to implement the vision of Directions 2031 and the State Planning Strategy 2050.

  • Aims to accommodate a population of $3.5 \times 10^6$ by 2050.

  • Consists of the over-arching report and four sub-regional planning frameworks: Central, North-West, North-East, and South Metropolitan Peel.

  • Includes specific spatial plans for rail (existing, proposed, potential), activity centers, urban zones (developed, undeveloped, expansion), and industrial zones.

Sub-Regional Spatial Planning Landmarks

Key areas identified in sub-regional frameworks (such as the Central, North-West, North-East, South-West, and South-East sub-regions) include:

• Strategic Metropolitan Centres: Karrinyup, Joondalup, Stirling, Morley, Midland, Fremantle, Rockingham, Mandurah.

• Specialised Centres: UWA, QEII Park, Perth Airport, Murdoch, Bentley/Curtin, Cannington.

• Major Corridors/Roads: Neaves Rd, Rowley Rd, Great Northern Hwy, Toodyay Rd, Great Eastern Hwy, Forrest Hwy, South Western Hwy.

Local Planning Strategies

• Regulatory Requirement: Under the Planning and Development (Local Planning Schemes) Regulations 2015 (r. 11 (1)), every local government must prepare a local planning strategy for each scheme within its area.

• Endorsement Process: Strategies must undergo formal public advertising before being endorsed by the Western Australian Planning Commission (WAPC) and the Minister for Planning.

• Case Study: Town of Bassendean:

  • The strategy is informed by state and regional contexts.

  • Identifies six primary planning issues/opportunities.

  • Focuses on summarizing housing opportunities and needs within the local government area.

Statutory Planning: Land Use and Schemes

Statutory planning involves the formal legal controls over land use.

• Region Schemes:

  • Identify broad land-use zones and regional infrastructure.

  • Major schemes: Metropolitan Region Scheme (MRS), Peel Region Scheme (PRS), and Greater Bunbury Region Scheme (GBRS).

• Local Planning Schemes:

  • Provide detailed guidance on planning controls, land-use permissions, and development standards.

  • Comprise the Scheme Text (guidelines) and Scheme Map (spatial representation).

  • Must align with State Government objectives.

  • WAPC delegates power to local governments to determine most development applications under region schemes.

• Importance of Land Use Zones:

  • Describes permitted land uses (Urban, City Centre, Residential, Public Purpose).

  • Groups similar uses and manages potential conflicts.

  • Specifies development standards and sets residential densities ($units/hectare$).

  • Economic Impact: Re-zoning is described as costly and time-consuming but can significantly increase revenue or land value.

Zoning Classifications and Map Legend Details

Statutory maps and schemes utilize specific classifications:

• Reserved Lands: Parks and recreation, Restricted public access, Railways, Port installations, State forests, Water catchments, Civic/Cultural, Waterways, Primary and Other regional roads.

• Public Purposes: Denoted as Hospital (H), High School (HS), Technical School (TS), Car Park (CP), University (U), Commonwealth Government (CG), State Energy Commission (SEC), Special Uses (SU), Water Authority of WA (WSD), and Prison (P).

• Zones: Urban, Urban Deferred, Central City Area, Industrial, Special Industrial, Rural, Rural - Water Protection, Private Recreation, Bush Forever Area.

• Town Planning Scheme Specifics: Residential (R), Special Residential, Special Rural, Rural, Private Clubs & Institutions, Shopping, Highway Commercial, Mixed Business, Service Station, Industrial Business.

State Planning Policy 7.3: Residential Design Codes (R-Codes)

• Legal Basis: Prepared under Part 3 of the Planning and Development Act 2005.

• Applicability: Applies to all residential development in WA. All land development for residential purposes must conform to R-Code provisions.

• Current Iterations:

  • Volume 1: Low to medium density dwellings (General Operational as of March 24, 2024).

  • Volume 2: Apartments (Operational as of April 10, 2024). Applies to multiple dwellings in areas coded R40 and above.

  • Medium Density Code: From November 2020.

• Density Metrics: The R-Code number represents the guide to permissible maximum density per hectare.

  • Example: A lot coded R30 indicates a maximum density of $30$ dwelling units per hectare ($units/ha$).

• Density Classifications:

  • Low Density (R20–R25): Typically Single House or Grouped dwelling.

  • Medium Density (R30–R60): Single House, Grouped Dwelling, or Multiple Dwellings.

  • High Density (R80, R100, R160): Smaller units at much higher densities.

R-Code Design Objectives and Elements

The R-Codes aim to encourage diverse dwelling types, innovative design, and streetscape contribution while minimizing impacts on neighbors and aiding timely approvals.

• Key Design Elements:

  • Street setback.

  • Lot boundary setback.

  • Open space.

  • Building height.

  • Site area.

• Key Definitions (A1 Definitions p. 128):

  • Boundary wall: A wall on or near a lot boundary.

  • Common Property: Land in a strata scheme not contained within a lot.

  • Grouped dwelling: A dwelling that is one of a group of two or more dwellings on the same lot, where no dwelling is placed wholly or partly vertically above another.

  • Multiple dwelling: A dwelling in a group of more than one where at least one dwelling is vertically above another.

  • Deemed-to-comply: Provisions which, if met, satisfy the requirements for planning approval without further justification.

Residential Site Analysis Activity (R20 Zone)

Students are tasked with analyzing a residential site with an area of $500\,m^2$ zoned R20.

• Site Requirements (Table D - R20 Single House):

  • Minimum Site area per dwelling: $450\,m^2$.

  • Average Site area per dwelling: $500\,m^2$.

  • Minimum frontage: $10\,m$.

• Site Design Requirements (Table B):

  • Minimum Open Space: Record the total percentage required.

  • Outdoor Living Area: Record the minimum area required.

  • Primary Street Setback: Determine the minimum distance for building placement from the front boundary.

  • Secondary Street Setback: Required for corner lots.