bertram mixed business precinct - … daps/metro south-we… · metaldeck roof canopy 6.000 m afl...

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P:\42878 Bertram Business Precinct\Central FileBERTRAM MIXED BUSINESS PRECINCT

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AREA SCHEDULE LOT 20

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BULKY GOODS 01 12494 m²

BULKY GOODS 04 2480 m²

BULKY GOODS: 2 14974 m²

Grand total: 2 14974 m²

PARKING SCHEDULE LOT 20

LOT No. SERVING TYPE QTY

LOT 20 BULKY GOODS 01 & 04 5,4m x 2,6m BAY 487

LOT 20 BULKY GOODS 01 & 04 ACCESSIBLE BAY 10

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Scale: Project Number:Drawing Number:Revision:Date:© Hames Sharley:

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LOT 20 PART PLAN & ELEVATIONS - BULKY GOODS 04SD24242878DA

P:\42878 Bertram Business Precinct\Central FileBERTRAM MIXED BUSINESS PRECINCT

1 : 2001 Building 4 - Ground Floor Plan

1 : 2002 Building 4 - East Elevation

1 : 2003 Building 4 - West Elevation

1 : 2004 Building 4 - South Elevation

1 : 2005 Building 4 - North Elevation

AREA SCHEDULE LOT 20

NAME AREA

BULKY GOODS 01 12494 m²BULKY GOODS 04 2480 m²BULKY GOODS: 2 14974 m²Grand total: 2 14974 m²

PARKING SCHEDULE LOT 20

LOT No. SERVING TYPE QTY

LOT 20 BULKY GOODS 01 & 04 5,4m x 2,6m BAY 487LOT 20 BULKY GOODS 01 & 04 ACCESSIBLE BAY 10Grand total: 497

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SCHEDULE OF SUPPORT Development Application 7883 – Johnson Road Mixed Business Precinct

1 Attachment 3

No. SUBMITTER AND ADDRESS

NATURE AND SUMMARY OF SUBMISSION PLANNING COMMENT & RECOMMENDATION

1. Sanjay Tulsan I sincerely welcome the development and progress of the new proposed development in the Bertram area. It will create lots of jobs and makes the place vibrant. However I just want the City Council to consider the environment and enforcement lots of plants and water fountains for people to sit and relax and enjoy our area and say, yes Kwinana thinks about people. In Bertram, there are hardly any bins to put rubbish through, so please, also include in this the development.

Noted. The development provides in excess of the required landscaping under the Scheme. Should the development be approved the landscaped areas will need to be maintained to a high standard to the City’s satisfaction. Bin facilities will also be required to be provided in accordance with the City’s Waste Local Laws.

2. Nupur Agarwala I sincerely welcome the development and progress of the new proposed development in the Bertram area. It will create lots of jobs and makes the place vibrant. However I just want the City Council to consider the environment and enforcement lots of plants and water fountains for people to sit and relax and enjoy our area and say, yes Kwinana thinks about people. In Bertram, there are hardly any bins to put rubbish through, so please, also include in this the development.

Noted. The development provides in excess of the required landscaping under the Scheme. Should the development be approved the landscaped areas will need to be maintained to a high standard to the City’s satisfaction. Bin facilities will also be required to be provided in accordance with the City’s Waste Local Laws.

3. Adrian Murace Would like to express my interest in favour for any sort of development of this nature as it will improve the City. These sort of projects create long term jobs which is very important.

Noted

4. Karolyn Sumpton & Thomas MacDonald Cattal Lane, Bertram

Discussed the proposal and we both are in support of the development.

Noted

5. Mr Parks Daintree Loop, Bertram

No objection to proposal. Noted

6. Department of Education

The Department has no objection to the application.

Noted

7. Ken Wills Millbrook Avenue, Bertram

Supports the development as proposed. Noted

8. Zhongcai Liang Price Parkway, Bertram

Strongly support the development application in Bertram: 20 Holden Court and Lots 4 and Johnson Road, as a property owner who lives nearby. Extra considerations I will put on this issue are the traffic situation and safety since and after the commence of the construction, and the security of the local area. Roads around the new commercial centre need to be widened and properly re-designed, and an effective 24/7 security system should be added to this conjunction of multiple public facilities.

Noted. Traffic management and road design will be taken into account by City Staff in accordance with the required Australian Standards, should the development be approved.

9. A & R McDowell McDowell Lane, The Spectacles

Advise they support the application Noted

10. Carole Ramdhas

Supports the proposal Noted

11. Eduardo Acevedo

Supports the proposal Noted

12. Malcolm Roberts Moston Crescent, Bertram

Supports the development subject to the developer upgrading the surrounding roads to the appropriate standard.

Noted. Traffic considerations will be taken account and any required roads upgraded as part of the development in accordance with the required Australian Standards should the development be approved.

13. Dale Halliday Millbrook Avenue, Bertram

Supports the development Noted

14. Alison Guy Camballin Loop, Bertram

Supports development. However would like to see more competition in the grocery market within the City. Concerned with the number of Liquor stores within the City of Kwinana

Noted. However competition in the commercial marketplace is largely dependent on commercial decision making by supermarket operators with minimal influence by Local Government. The number of liquor stores within the City is also a commercial decision and controlled by land zoning and Racing and Gaming legislation.

SCHEDULE OF SUPPORT Development Application 7883 – Johnson Road Mixed Business Precinct

2 Attachment 3

15. Sharon Guy Camballin Loop, Bertram

Supports development. However would like to see more competition in the grocery market within the City. Concerned with the number of Liquor stores within the City of Kwinana

Noted. However competition in the commercial market is dependent on supermarket operators and not influenced by the City. The number of liquor stores within the City is controlled under planning and Racing and Gaming legislation.

16. Community Submission Names as per below

Supports the proposal to develop Lot 4 and 67 Johnson Road and Lot 20 Holden Close, Bertram as outlined in the development application

Noted

Matthew Chapman Tamara Hutt Diana Morton Petrus Manuai Ling Jian Liao Sandy Liao Beryl Finn Rod Kidman Brendan Thomson June Evans Rob Smith Chloe Heather Christie Dubbeling Harjeet Sandhu Dave Deing Lauren & Kieren Jodie Brow Leeanne & Scott McKinlay Jenny Shaw Jamie Tammann Wayne French Mark Coppack Alison Guy K Dickison Corinne Horrat Lindsay Riley Rachel Isaacs Alfred Bargezhano Paul & Nikki Steele Toni Cotes Adam Michelle Jerome Alesa Narrandes Gary Goold Andrew Kish Michael Neale Steven Reichardt Shanae Zheng Aly Brent Riley Hine Timoko Tabetha Carle Ashley Finessi Ben & Dianne Rawlings Marc McLennan Sabina Walker Ravi Nariyanaramy Rachel Kubala Tamelea Colista Laurie Hogan B Sujatha Thea Bartolone Rod & Kim King Karen Armstrong Courtney Elkin Bianca Jones Mariko Waghorn Rebecca Francis Wilfredo Toutol Mr and Mrs Sun Arlene Catcatan

Candice Artemis Pam Artemis Gary Artemis Kylie Scenini Jackie Smallridge Carmen McGregor Terry Bassitt L Muduau Saavik Malcolm Kerri Duncan Kara Socorro Gemma Shore Tate Brirosden M Neale Marcus Scerini Amar Srivastava Pattarna Langsanam Heather Hitchcock Dave Conley Kelvin Hitchcock Boni Limbo Adam Ahern Matthew Francis Rebecca Francis Ezna Njuuguna Lyndall Servkai Caroline Foster Kelly Jones Holly Verboon Frank and Sylvia Dahl Amanda Walker Amber Pizzuto Jamie Ladovan Jess Garth Taryn Horsman Shenae Barnes Ean & Margaret MacKenzie Natashya Mensiona Cris Manaw Karen Wilkinson Chris Smith Amish Stacy Bransby Tammy Dyson John Raykos Douglas Dixon Rajitha Zewdi Jocelyn Yiing Nalalie Richardson S Sanieson Shaohui Yang Andrew Riley Shena Panaguiton Stephanie Aylmore Sandra Floyed Karli Kiwi-McGregor Evelyn Lance Ramielyn C Umdi Carlos Foutune Joel Tactacon

Emma & Darren Couch Prisca Chafa Louise Webster Katie Livesey Sarah Paganini Yvette Harper Jason Armony R Phillips Murray Patterson Emma Wright Shar-Lee Palmer Helen Board Lili Jiao Melior Merioles Michelle Neale Lily Ann Balbin Wayne Thompson Gary Cooper Madhu Michael Nelly James Abram Taira Thomas Kyle Peter Horton E & M Martin Carolyn Alfonso Leanre Tololesk Donald Harrison Dionne Richards Megan Heath John Hunt Tahnay Bryant Sarah Weatherley Michael Chaply Leif Robbins Colin Melville Robert Moscio H Wilesgton Susan K Andrew McGonigal Milan Berjaktew Enrique Merino Richard Meriew Carmen Merino Tara Burgess Jasmine Barjaktar Mark Trigg Jennifer Trigg Joni Ngwenya Kayla Whitehorn Amy & Jarrod Dearle Lynne Millomay Adriel Knowling Lepeng Chao Kylie Watterson-Stocker David Knowling Frank Poole Jean Walls Samantha Spinola Andrea Evens

Cathryn Hamer Nick McGregor Michelle Artemis Holly Bowman Bree Groom Jessica Capelinha Daniel Capelinha Donna Capelinha Jessica Hawke Krystalee Jordan Anthony Aguiar A Silchinger Lee Wholagan Nancy Bizzintino K Rarrja Linda Daubney Beant Kaur Brar Kelly Pincer Jess Steet Tracy Oldham Schiona Swart Paula Arnoldi Steven & Helen Jones Mary Miduku Rebecca Watches Nicola Ohwode J Dawes Joshua Caine-Hicks Asha Rocke Lasina Mohamad Mathais Wachiba D Wells Suzalina Ahmed Felicity Fernando Daniel de Winnaar Nigel Fitzgerald Giudeep Kaw Hayley Kersten Melissa Teste Jacqueline Rutherford Melissa Webb Lauren Stephens Luc Raphenon Kelly Naidoo Sheena Vijay Paras Verma A Rakusin Faye Pomeroy Mile Bozic Kali Townsend Valerie Gray Kirsty Warneke Marussa Williams D.D. Liyanagamage Morgan Hollmann-Bodkin Katrina Tinore Alishia K Smith-O Brian Carol Phillips Holbrook

Balwinder Kaur Sue Walker Natalie Milner Peta Cochranes J Walker Alana Hunter Mark Baseley Anthony Cairs John Chec Jahhah Kingsley Kathleen Robinson Luke Aeres Jason Willers Tanya Rodgers Jasbir Bhullar Terenpii Teaea-Alassi Shane Arnold Rachael Jenkins Christine Astone Rochelle Hastings Madelenine James Catherine Reid Ian McKelvie Emma Jarvis Julie Wookey Bernadette Bere Natasha McMahon David Armandi Luke Muir Tyler Green Micheal Naymond-Simes Margaret Coogans Canlyn Quinn Britany Nigel Burke Katia Moraes Rahul Sataye Athena Thompson Allen Armada Dameda Dorigs Natalie D'Ascenzo Napur Rebbecca Sarom Abhi Shek S McMahon Noel Ramsay Richard Robinson Rod Stacey Ann Stoddart F Raeburn

Alwin Schuthe Vicki Trayler Michael Raisborough Jan Rodrigues Krystal Nurse Shirley Reve Tim Pfeiffer Kirsty Goncalves Shana Van Der Berg Morgan Schulz Andrew Chris Storey Phillip Nancle Tione Williams Roslyn Horsfield Jain Joseph Michael Ainsworth Emma Dalgrim Sue McClenaghan Ravi Patel Melissa Kelly Alan Yuile Sofi Johnson Andrew Douglas Dunnell Charlotte Kirsty Howeel Jodie Maloney Pat Woods Bob woods Cheryl Foley Adam Power Kellie Power Zinnernann Baptiste Helen Larkin Maddison Reynolds Wesley Baker Jean James Amanda Hewion Kylie Lawrence Ronell Potgieter Sarah Tuckfield Christie Lee Shyla Villaflor Kristy Trouchet M Johnson Shane Willis Luke Capolicihio Jordan Beckwith Mark Hansen Darrell Wilson Arlene Yarnson Jayden Councillor Natashya Mensing Chloe Bowden

SCHEDULE OF OBJECTIONS Development Application 7883 – Johnson Road Mixed Business Precinct

1 Attachment 4

No. SUBMITTER AND ADDRESS

NATURE AND SUMMARY OF SUBMISSION PLANNING COMMENT & RECOMMENDATION

1. Gordon Pedersen 50 Wanstead Vista, Bertram

Does not support development on the basis of replication of services which already exist in the area in other commercial centres. Believes the development will detract from the upgraded Town Centre. Does not support the area being developed by large corporations and would like to see more small businesses in the area. Believes there is sufficient a liquor outlet, supermarket and medical facilities within Bertram.

Noted the proposal seeks to introduce uses which are already provided for in the locality within the existing Bertram Neighbourhood Centre.

2. George Christie on behalf of Konstandina Christie 11A Hallin Court, Ardoss

As a land owner within the Bertram Neighbourhood Centre they are strongly opposed to the development of the proposal. The family invested in the Bertram Neighbourhood Centre on the basis of the City’s long term planning strategy and defined commercial areas under the Scheme. Their centre is already finding it difficult to lease the tenancies within the existing amount of commercial space available in the locality and fear any new commercial development within the area will have further negative impacts and seriously affect the operation Bertram Neighbourhood Centre

The City notes the submission and acknowledge the impact the proposed development may have on the existing centres within the City of Kwinana.

3. Costa Mushroom Exchange 45 Orton Road, Casuarina

Object to the development on the basis of the separation distance between their mushroom growing operations on the eastern side of the Kwinana Freeway adjacent to the proposal. Due to a lack of a defined buffer around the mushroom farm and taking into account the current odour emissions from the site, Costa object to the proposal on the grounds that without a defined buffer surrounding the site and surrounding land it would be irresponsible to approve any such development.

There is no prescribed buffer associated with the existing mushroom farm under TPS 2. Consequently the City (or in this instance the JDAP) is clearly not precluded from approving proposed development within the ‘odour contour’ described in the submission. Nonetheless, the potential impact of odour on the proposed development is a relevant factor in the exercise of planning discretion as it pertains to the preservation of amenity. It should be noted that the application does not propose a residential use, although a shopping centre constitutes a ‘sensitive use’ under EPA Guidance Statement No. 3 and other commercial uses (including other retail outlets) may also constitute sensitive uses. Nonetheless, a mixed business/commercial use of this nature would reasonably be considered more compatible with and less sensitive to the impacts of the mushroom farm than a residential area. The requirements of the Environmental Protection Act require any persons or businesses that create a nuisance to mitigate the issue, in this regard with no set buffer in place the Mushroom Farm should be liable to mitigate any odour emissions they produce.

4. Dykstra Planning on behalf of Anketell South Investments Pty Ltd Lot 2 Thomas Road, Anketell

The planning analysis undertaken as part of preparing this submission demonstrates the proposed development clearly conflicts with both the local and state statutory and strategic planning framework and as such cannot be considered to represent orderly and proper planning. Given the shop-retail component of the development forms a substantial part of the development proposal we urge the JDAP to refuse the application.

The City notes the submission and acknowledges the flaws in the assessment and analysis undertaken in the preparation of the application.

5. Acerain Pty Ltd Trading as Bertram Liquor

Objects the development of the retail shops, supermarket, medical centre and liquor stores. The development does not meet the principles about guiding future structure planning and subdivision contained in Packham North District Structure Plan: No higher density dwellings and aged persons accommodation, along high frequency bus routes are located within 400m of the development. The Railway station is located a far distance from the site, separated by a physical barrier of the green belt. Directions 2031 identifies 2700+ dwellings in Casuarina. If this is correct these are presumably located on the east side of the freeway, with the freeway creating a physical barrier. The Southern Metropolitan Sub Regional Structure Plan – urban investigation is precisely an investigation. The development is 1.5km away from an existing shopping centre which is designed to cater for the surrounding residents and includes a 2000sqm Super IGA, supporting shops, including a chemist, medical centre, fast food outlets, hairdresser, restaurant, 450sqm liquor store and 4000sqm of vacant undeveloped land zoned for retail uses. In relation to the proposed liquor store presumably Council would be prepared to investigate the results of the “Review of the Liquor Act 1988” which has attracted in excess of 100 submissions from entities including the Health and Police Departments.

Noted submission; however the Packham North District Structure Plan applies to land within the City of Cockburn. The remaining issues are addressed in the Schedule of Submissions Section of the Report

6. Brenda Singleton 185 Johnson Road Bertram

Objects to the enormous size of the development adjacent to a residential area and the proposed liquor store. There are already so many liquor outlets in Kwinana. We don’t need anymore.

Noted submission the issues raised are addressed in the Schedule of Submissions Section of the Report.


2 Attachment 4

Objection to the 5 bulky goods warehouses. Johnson Road is not equipped to cater for the increased heavy traffic from such a large number of vehicles. The intersection at Thomas and Johnson Roads is already an accident waiting to happen. Objection to the 1000 proposed car parking bays. There is an existing shopping centre of Johnson Road with supermarket, liquor store, fast food outlets, restaurant and doctors surgery. We don’t need more supermarkets and shops. This is a market share grab by Coles, the City of Kwinana should support small business.

7. Laura Nibali 8 Le Souef Drive Kardinya

Object to the development. Retail Shops do not comply with TPS2. This use is an IP use which is subservient to the dominant purpose of the land. We do not believe 4000sqm NLA represents a subservient amount of space to allow this development to conform with the TPS. Medical Centre Whilst Clause 7.11 of the Johnson Road Mixed Business Park Design Guidelines (2008) includes medical centre, liquor store and retail shops as preferred uses Clause 1.6 (c) of the Scheme states, provide for an orderly and properly planned use of land within the Scheme Area. With this in mind we don’t believe the current kitchen sink approach which has been applied for is desirable. It seems illogical to offer showrooms, a supermarket, liquor store, retail shops and then a medical centre. The medical centre is an ill-suited use. Preservation of Thomas Road Thomas Road is a prominent road, recognised as an important regional road under the MRS. Sufficient consideration has not been given to this in the application. One only needs to travel to Gateways Shopping Precinct to witness what overexploitation and poor planning will create. Gateways is too close to the freeway exits. Additional traffic here caused by the development is a burden to commuters, with peak and off peak traffic problems. Whilst locating a business precinct on the freeway creates a larger catchment it does not allow the public to live within the vicinity. It is preposterous that this site is zoned mixed business. This is a prime site for high density residential development. Over-competition The Local Commercial and Activity Centres Strategy recognises the Wandi District Centre’s growth potential will face constraint by the Gateways Centre and the need to promote the Kwinana City Centre. With this mind why does it make sense to pursue more showroom and business venues 2.3km south of the centre. The panel should err on the side of caution and acknowledge the potential waste of resources being placed into constructing a potentially unnecessary business site development. Applicant has placed a number of shops on site to drive in customers. The purpose of the application should be questioned, there is already a neighbourhood centre provided for 1km east of Thomas Road and there is a district centre less than 3km north of Thomas Road.

As Above

8. Rowe Group on behalf of Mandogalup Unit Trust Pty Ltd Lot 313 Anketell Road, Wandi

Object to the proposal. Wandi District Centre has been formalised through various strategic and statutory documents as the key retail centre for the locality. The Bertram Mixed Business Precinct however is only identified for mixed business purposes. As 5000sqm of Shop/Retail floorspace is included of part of the development, we object on the basis of the following: - Local Centre is the only scale of retail permitted with Mixed Business zone - The supermarket ‘sleeved’ with speciality retail is consistent with that of a Neighbourhood Centre under Liveable Neighbourhoods - The supermarket is reflective of a ‘Shop’ use class rather than ‘Local Centre’. Shop may only be considered as an IP use, incidental to, and dependent upon, the predominant use. Given the supermarket’s scale, function and relationship to the bulky goods component of the Precinct, it is not considered an incidental use. - The proposed floorspace is not consistent with the City’s Commercial Centres Strategy 2003, or draft Local Commercial and Activity Centres Strategy 2013. It

As Above


3 Attachment 4

represents an additional Neighbourhood Centre to the centre hierarchy. Town Planning Scheme No. 2 The Mixed Business zone permits: Local Centre – SA use Shop – IP use The Shop/Retail component is not considered a Local Centre use due to its scale, floor space allocation, its format and absence of a residential catchment. Instead this is considered a Shop use. This does not fulfil the requirements of an incidental use for the following reasons: - The retail component is the scale of a larger Neighbourhood Centre as defined in Liveable Neighbourhoods and will function as a Neighbourhood Centre regardless of additional uses. - The proponent has indicated the inclusion of 5000sqm of Shop/Retail “is expected to act as a catalyst for the development of the Precinct and would increase economic viability of the development.” The Shop/Retail component is therefore not dependant on the bulk goods/showroom component of the development and would operate successfully without the additional bulk goods uses. - Supermarket and bulk good shopping represent two different shopping trip types. Bulky goods are typically single purpose trips. Convenience shopping is therefore unlikely to support the trading performance of bulk goods. Rather bulk goods will support the trading performance of the supermarket and speciality stores. The function and trading relationship between the two uses articulate the dominance of the retail component over bulky goods. - The proposal identifies the supermarket in stage 1 of the development, which clearly suggests bulky goods will be the secondary use for the site. The above highlights that the function of the centre as being a standalone neighbourhood centre with supporting bulky goods. The large Neighbourhood Centre (shop/retail) component has not been considered by the strategic or statutory planning framework of the City and is an additional centre in the hierarchy.

9. Rowe Group on behalf of Anketell Holdings Pty Ltd Lot 2 Anketell Road, Wandi

Object to the proposal. Wandi District Centre has been formalised through various strategic and statutory documents as the key retail centre for the locality. The Bertram Mixed Business Precinct however is only identified for mixed business purposes. As 5000sqm of Shop/Retail floorspace is included of part of the development, we object on the basis of the following: - Local Centre is the only scale of retail permitted with Mixed Business zone - The supermarket ‘sleeved’ with speciality retail is consistent with that of a Neighbourhood Centre under Liveable Neighbourhoods - The supermarket is reflective of a ‘Shop’ use class rather than ‘Local Centre’. Shop may only be considered as an IP use, incidental to, and dependent upon, the predominant use. Given the supermarket’s scale, function and relationship to the bulky goods component of the Precinct, it is not considered an incidental use. - The proposed floorspace is not consistent with the City’s Commercial Centres Strategy 2003, or draft Local Commercial and Activity Centres Strategy 2013. It represents an additional Neighbourhood Centre to the centre hierarchy. Town Planning Scheme No. 2 The Mixed Business zone permits: Local Centre – SA use Shop – IP use The Shop/Retail component is not considered a Local Centre use due to its scale, floor space allocation, its format and absence of a residential catchment. Instead this is considered a Shop use. This does not fulfil the requirements of an incidental use for the following reasons: - The retail component is the scale of a larger Neighbourhood Centre as defined in Liveable Neighbourhoods and will function as a Neighbourhood Centre regardless of additional uses. - The proponent has indicated the inclusion of 5000sqm of Shop/Retail “is expected to act as a catalyst for the development of the Precinct and would increase economic viability of the development.” The Shop/Retail

As Above


4 Attachment 4

component is therefore not dependant on the bulk goods/showroom component of the development and would operate successfully without the additional bulk goods uses. - Supermarket and bulk good shopping represent two different shopping trip types. Bulky goods are typically single purpose trips. Convenience shopping is therefore unlikely to support the trading performance of bulk goods. Rather bulk goods will support the trading performance of the supermarket and speciality stores. The function and trading relationship between the two uses articulate the dominance of the retail component over bulky goods. - The proposal identifies the supermarket in stage 1 of the development, which clearly suggests bulky goods will be the secondary use for the site. The above highlights that the function of the centre as being a standalone neighbourhood centre with supporting bulky goods. The large Neighbourhood Centre (shop/retail) component has not been considered by the strategic or statutory planning framework of the City and is an additional centre in the hierarchy.

10. Rowe Group on behalf of SCA Property Group – owners of Kwinana Marketplace

The proposed 5,000m2 of shopping retail floorspace is not consistent with the orderly and proper planning for the following reasons; 1. The City of Kwinana and Western Australian Planning Commission, have a clearly articulated hierarchy of centres outlined under SPP 4.2,the current 2003 Retail Centres Policy (Planwest Bellingwe), the draft Local Commercial and Activity centres Strategy ,(2013) the draft Local Planning Strategy, the Eastern Residential Intensification Concept, the Jandakot Structure Plan and the Bertram Local Structure Plan. The subject land is not identified under any of these documents, as a Retail/Shopping/Activity Centre and is instead identified (and has been consistently identified over time), as a Mixed Business/Showroom area.

2. The proposed shopping/retail component would undermine the approved hierarchy of centres and viability of other centres, notwithstanding the conclusions reached by Syme Marmion/MGA Town Planners. That is the Syme Marmion/MGA report concludes that there is an expanded market potential beyond that estimated by other independent Council sponsored comparable studies, but without identifying in a credible fashion how such an expanded potential arises. This conclusion should be seriously questioned.

3. The City of Kwinana Town Planning Scheme No 2 provides that the use “Shop” cannot be approved unless it is incidental and dependent upon the predominant use. There is therefore a presumption against the use class unless it is incidental.

4. The applicant has not demonstrated how the proposal will be incident and dependent upon the bulky retail component, particularly as we understand the supermarket will be the first stage of the proposal.

5. The proposed 5,000m2 floor space is equal or greater than the maximum retail floor space allocated to the existing and planned Neighbourhood and Local Centres in the vicinity (Bertram, Anketell South, Mortimer Road) and would seriously undermine the hierarchy of centres defined under SPP 4.2. This could not be considered in any way incidental on this basis alone. The shopping/retail element of the proposal is a major component and cannot therefore be approved under the provisions of Town Planning Scheme No.2.

6. The proposal would result in the reduction of service at the other major retail centres within Kwinana.

7. That portion of the site (Lot 67) identified for the 5000m2 retail/shops development (from its closest point), is a minimum of 400 metres from the nearest residential zoned land and therefore well beyond the 200 metre walkable catchment specified under SPP 4.2 and Liveable Neighbourhood from Activity Centres. The overall Mixed Business site has little or no accessibility to the residential areas and only has a common 250 metre “edge” with undeveloped “Residential” zoned land to the south. The nearest residential zoned land to the west is a minimum of 250 metres away from the nearest point of the “Mixed Business” zone and the majority of land to the west is a greater distance than this.

8. The site (lot 67) is poorly served by public transport with no bus service along Thomas Road, nor Johnson Road in front of the proposed shopping retail component. While it is 517 metres (measured as a straight line) from the Kwinana Station, there are significant barriers to

As Above


5 Attachment 4

movement between the two sites which cannot be realistically overcome. In reality therefore there is no convenient link between the two.

11. Rowe Group on behalf of the Bertram Neighbourhood Centre owners and tenants

The proposed 5,000m2 of shopping retail floorspace is not consistent with the orderly and proper planning for the following reasons; 1. The City of Kwinana and Western Australian Planning Commission, have a clearly articulated hierarchy of centres outlined under SPP 4.2,the current 2003 Retail Centres Policy (Planwest Bellingwe), the draft Local Commercial and Activity centres Strategy ,(2013) the draft Local Planning Strategy, the Eastern Residential Intensification Concept, the Jandakot Structure Plan and the Bertram Local Structure Plan. The subject land is not identified under any of these documents, as a Retail/Shopping/Activity Centre and is instead identified (and has been consistently identified over time), as a Mixed Business/Showroom area.

2. The proposed shopping/retail component would undermine the approved hierarchy of centres and viability of other centres, notwithstanding the conclusions reached by Syme Marmion/MGA Town Planners. That is the Syme Marmion/MGA report concludes that there is an expanded market potential beyond that estimated by other independent Council sponsored comparable studies, but without identifying in a credible fashion how such an expanded potential arises. This conclusion should be seriously questioned.

3. The City of Kwinana Town Planning Scheme No 2 provides that the use “Shop” cannot be approved unless it is incidental to the predominant use. There is therefore a presumption against the use class unless it is incidental.

4. The proposed 5,000m2 floor space is equal or greater than the maximum retail floor space allocated to the existing and planned Neighbourhood and Local Centres in the vicinity (Bertram, Anketell South, Mortimer Road) and would seriously undermine the hierarchy of centres defined under SPP 4.2. This could not be considered in any way incidental on this basis alone. The shopping/retail element of the proposal is a major component and cannot therefore be approved under the provisions of Town Planning Scheme No.2.

5. That portion of the site (Lot 67) identified for the 5000m2 retail/shops development (from its closest point), is a minimum of 400 metres from the nearest residential zoned land and therefore well beyond the 200 metre walkable catchment specified under SPP 4.2 and Liveable Neighbourhood from Activity Centres. The overall Mixed Business site has little or no accessibility to the residential areas and only has a common 250 metre “edge” with undeveloped “Residential” zoned land to the south. The nearest residential zoned land to the west is a minimum of 250 metres away from the nearest point of the “Mixed Business” zone and the majority of land to the west is a greater distance than this.

6. The site (lot 67) is poorly served by public transport with no bus service along Thomas Road, nor Johnson Road in front of the proposed shopping retail component. While it is 517 metres (measured as a straight line) from the Kwinana Station, there are significant barriers to movement between the two sites which cannot be realistically overcome. In reality therefore there is no convenient link between the two.

7. Retail Consultants PRACSYS, following a peer review of the Syme Marmion/MGA Town Planning report, conclude that the report underestimates the turnover of the proposed centre and over estimates the turnover of the established and planned centres. This means it is likely that the shopping retail component will impact on existing and planned centres. 8. The Syme Marmion/MGA report indicates a high turnover for the existing Bertram Centre in 2011 as the basis for concluding that the centre will not be impacted by the proposal, the basis for this was as a result of the gravity model which does not reflect the actual economic reality. This has created a false impression of the turnover of the existing Bertram Shopping Centre and therefore the predicted impact is significantly understated. 9. The retail environment within Kwinana is not as buoyant as articulated in the Syme Marmion/MGA report. The Leda supermarket was closed for a period, the

As Above


6 Attachment 4

Medina supermarket was also closed for a considerable period. The Parmelia centre was converted from a shopping centre to a medical centre, and the Wellard centre has not yet been developed.

12. Brian Sullivan 6 Chisham Avenue, Kwinana

Objects to retail being allowed to operate from a showroom zoning. As owners of a retail property in the City Centre, they feel that allowing retail to operate from showroom zonings with decentralise retail from the City Centre, which will make it harder to find tenants. They wish for the City Centre be given the opportunity to cement it’s presence as the premier retail area in Kwinana. There is concern of the City Centre’s functionality by allowing competition outside the City Centre.

As Above

13. Wanda Thompson [No address] Bertram

Objection to commercial development as the same proposed businesses are within walking distance of the development. Feel that an indoor/outdoor sporting complex with a café/shop would be more appropriate as it caters for the whole community.

As Above

14. Alet Truter [No address]

Objects to development because of concerns for the Kwinana Marketplace. By allowing this development to occur, it would impact the Kwinana Marketplace and would therefore make it struggle and restrict growth.

As Above

15. Tanya Kirk [No address]

Objects to development due to proximity to Bertram Shopping Centre. Concerned for people’s jobs and livelihood, the effects on small businesses, which leaves them at an unfair advantage.

As Above

16. Hanh St. Clair [No address]

Objects to development due to the proximity and effects on the Bertram Shopping Centre.

As Above

17. M & S Vander Merwer [No address]

Objects to development due to the effect on the Bertram Shopping Centre. The shops at Bertram are brand new and cannot see any need for more shops close to Bertram. The development would seriously impact the Bertram Shopping Centre, which will result in vacant tenancies. If shops in Bertram Shopping Centre were to close, they would need drive to the proposed development, while they can walk to Bertram Shopping Centre.

As Above

18. Nico Jansen [No address]

Opposes development and feels that the site is not suitable for residential purposes. Businesses like Bunnings would be more suitable. Opposes development because it would detract from existing shopping centres in Bertram, Kwinana Town Centre and Medina. More shops are a good idea, but it should not come at the expense of existing shops that are closer to where they live.

As Above

19. Ngoc Anh Nguyen Business Owner at Bertram Shopping Centre

Objects to development because it would seriously affect their business. Started business because the City of Kwinana said this is where shops should be. Objects as they believe the land for the proposed development is not zoned for shops and any application for shops should be refused. Feels that it is unfair as small business people follow the rules, while big developers make profits by avoiding the rules.

As Above

20. Laetitia Truter [Employee at IGA Bertram (Bertram Shopping Centre)]

Opposes development because they believe it will cause many businesses within the shopping centre to close. The location of the proposed development will attract most of the business and will detract from local centres. They believe that the Council should be protecting employment at local shopping centres.

As Above


7 Attachment 4

Travis Lockley Simon Karemana M White Leanne Stacie Arins Jacqui McCance James Tamman Eddie A Dimitie Kate Isaac D Brendan M J Coon Tracey Felstead Stewie Mead Karen Truter Stan C Nipshua Tony Dobra Carolyn Alfonso Cody Falstead Cathy Lyon Marilyn Fitzpatrick Jamie H Sneddon Rob Miller Amy Kali Falstead Luke Broadbent James Stagg Sandy Davis Julie Jameson Sean Tennielle Moloney David Spicer M Scaturro Bec Schuller Jaime Oliffe Jade Gorham Shannon Nicholas N Spicer A Tella Clay L Hancock Heather Pante Lisa Carroll Latisha Locke Luke Ham B Singleton Scott Castelanelli Tobias Zoe Paul Narene Daniel Delaney Cody Felslead A Sealey Jessica Sharon Sercombe Rebecca Natasha Terry Kassi Kritsotakis L Spencer N pede L Freeman Ceri McLean Deepak Miriam Karliah Jones M Borovina J Tammann K Ainsworth Elaine Allen Dee Reynolds J Hammill Marie O'Connor A Moore Reagan Marrell Shan Dodrini Perry Whittingham Patricia Joseph Sandeep Lorraine Heath P Groolin P Babbin Courtney Tracey Oldham Jessica Earnshaw K Matthews Ken Heath S Blackburn Natalie G Jaidyn S Ierace Kristian Van

Bekkem M Friend Jason Ryan

G Kirsath Tegan Craig Wellard J McGovern Monica Ransome Clifford David Orellan Arron Sparre Criss Mitchell Kim Petterson Kim barnes Chappy Arlan Berango Dany Wilson Heni Chelsea W Barker Stephen

Williamson Hitosei Kary White

Katie Ryba Simon Garbutt Sue W Casuarina S Carver Ann White Angela Kylie Lawrence Matthew Jones Steve Kneebone C Fry Walker Wayne

Gschwendton Dianne Vagg Rahul Ste Tan

Fiona Day Lauren Barton Kat Kennal Tanya N Brad Maria Tang John Rater Tamara Rocler Braisier Leila Piggott Vanessa

Kerdenelidis David Rupali

Stuart Loney Attila Mathe Michaela Jan-nine Bonnett Sherry Passmore Karen Will Veira Hayden Parke Nicholas Odorico Dennis Natalie Smith C Rimks Jake Bedford Lachho Nick Lydia Pomare Tracy Pam Triplett Kim Burns Rachael Rocky Taite Amanda Devenny L Dawson David Louise Pauline Grayson Jayn Karen Daniel Coolige Penelope Lewis Carol D Turrell Melissa Harvey Dave Lee A. Lodingh Ian Ross Nichole Wheeler K Harcourt Gillian Book Flaris Richard M Palemu Brooke Baker Crystal Bathurst Lutidbuy Marisa Wilkinson Aaron Tiffany P Fenner B Winders Mel Davies T Hillier L Pereira Steve Kneebone Amanda Tran C Josh P Umesh Pawar V Mannering Ben P Damon Parkfield Chanter Newsome C Manneli Edward J Barr W Foss Vlasko Petrovich Jenny Stacey D Verboon Natalie T Atkinson Wairaka Eamon Kelly Colin Patricia Hyde Amy Abbott A Gildey Pola Johan Jackie Paula Harden Pollexfen Bron Dixon T Ngaine Sue

Gschwendtnes Matt Lopes Steven Kellie

Rachel Pollexfan Kellie Pitravich Courtney S Katrin Sands-Minett

Caryn Michel Hunts Catherine Lyon

H Webb Craig Busscher Damien E Alana Miller Erin Edwards Sweetman M Colecchia Trudy J Kay E Taylor Tina Gibson Emily Sith Angela Maddison Nicholls

21. Alison Guy 18 Camballin Loop Bertram

Supports Coles development. Opposes additional liquor store

As Above

22. Sharron Guy 2 Camballin Loop Bertram

Supports Coles development. Opposes additional liquor store

As Above

23. Main Roads WA

Main Roads are unable to support the development in its current form. Main Roads has concerns around access arrangements from Thomas Road (Primary Regional Road) and the adequacy of the Traffic Impact Assessment.

As Above

24. Community Submission Names as per below

I live in Betram/Kwinana area and am a regular customer at the Betram and Kwinana Marketplace. Having another unplanned centre in Kwinana will detract from my local shops to be a vibrant place. I believe that a new shopping centre proposed behind the Shell Service Station on Thomas Road, Bertram, will have a serious negative effect on all the existing shopping centres located in Kwinana. This new proposed shopping centre is not close to where I live. If it opens it will make it harder for me to shop locally.

As Above


8 Attachment 4

Meryl Dashan Vail Carol Morley Nathan Georgrades

Terrance Kath Heather

Lesly Dyke Jake Chaflin-Ardegn

Vignesh Sheryl Anne McMahon

Madison Wignell Bec Alan

Lee Bayne Sue Allis Nicola Bosh D Evans Bianca Perich Lyn Seraya Jacqui Bokkse Jeane Chris Dewex Tori Hudson Krystal Brandon Johnson Rebecca Debbie Abbott Paul J Steven Dewey Kieren Scott Scott Matt Dow Luis Mulin K Carroll Megan Ogle Ray Alexia Scott S Cutrail Karrisha Baines Adell Erwec Arola Mark Lloyd Bree Brittany Willis Anthi Hristapouos M Vallance Carmer Kickett Kristen Rheems Miluda Miranda Paton Laetitia Deanne Sgapati Linda Thomson Colleen Crowley Megan Greenenby Kamni Ryall Dorkin Natasha White Tye DeCatatana Ronell Potgieter Joanne Smith Taron

Rangihaeata Jesse Mitchell Pianlo Amanda Aaron Jenkins Ruan Potgieter

Andre Clarke Alan Bold Carlie Brett Harp Lisa Donaghy P Tautu Joanne Lusen Z J K Rota Kirsten Sarah H Michelle Walters T Tautu Dion Hill Jada D Dole Lynette Holly Bootsma Jannette Louie Maddy Roberts Jodee Parker Glenn Ryan Skye Champney Phil Ben Bootsma Ivy Dunn Michaela Roberts Rebecca Lane Jodie Matthews Claire Telissa Jukio Zagay Karen Andrew Taiwhati Kim Graham Minerva Obmerga Kayla Whiteham Eric Rod Palist Tari Nslange Rick Howard Stefan Wheeler Dawn Pianto Arron May Jacki Julie Curtan Truter Pat Howard Hayley Steele Nina King S Goodsell Rachel Pollexfan Jade Black Justin Oldham Kyung Geun Linda Coulter Michelle Thomas Liz Anderson Mick Ngoc Anh Nguyen Dawn Burrows Asan Zum Hanh St. Clair H Capelinha A Pantridge Leigh Rauwaina Hardy Melissa Dobels D Mitchell Roman St. Clair H Hargreen Michelle Roberts Cathryn Kurt Payne Carmel Sopmal G Cahill Emily Cull K Roberts Jenna McQueen Courtney Nicole Clarke Alyssa Smyth L A Stinten Kianna Bain S Slattery Scott Castelanelli Kylie Stephen Sue Jodie Witton M Stinten Jane Pinang E Blondel Ana Catanzaro C Sieuwright Tarry Marcite D Kearney K Puglia Coral Price C Pouresmaerl Mary McPherson S Crockett Shaun Q D Brotherson Genelle Moore Yvonne Craigie Y Baisezhano S Hand K James Tanesha D A Massara Hayley Johnson Samantha Upton J Muzari T McDonald M Hassett Luke Cunniffe G Muir Nicole Tallown Shayne Lock K Marshall Steven J Tallowin Alyson McNamara Custon Lee Connolly P Hadfield B Brown Bella D Patterson Craig McAullay Trevor Dousett Daniel Connolly Tui Rangihaedo K Howell Donna C Button Alana Coleman Kim Burns Beth Jones Quinn Te Kaku Ross Danier Grace G Wynne Isabel Jill Sheridan Hyelim Kim Ave Vaisala H Wellington Emma N Buchanan Simon Hayles J Kirschke Natalie Ralph Annette Goody Kylie Adams Anita K Fitzsimmons Sean Maxwell J Ford Jono Koch Clare Carroll Bianca Collins Kathryn M Glossop-

Melrose Lisa Scharui B Capolicchio Emily Dixon Brodie Clayton

Dominika Toth Jade Andrew Gergley Peter Pecker Lisa Wall Daniel Gibson I J Mazzucchelli Mick Hales Daniel Rob H Rebekah Wynyard C Kosovich Anthony Jenkins Taron Jecota Hoa Amber Hayden hearm D Coleman Jason Sheil P Sarracini Jarrod King Janet Matt Elrich Abbey Johnson Melody McHardie Scott Bennett R Stuart Bryce Gordon Brooke Travonna Samuels Krystalee Jordan C Archdinacon Lisa Odermatt Hanh St. Clair Laetitia Shani Danny Pink Shannon Laivy D Evans Ronell Rudolph Antonia St. Clair Matthew Jennifer Janine Red Jason Raing S Seacombe Lainee Snook Bronte Emma Marisa Wilkinson Caitlin Brewer Tiana Laing C Leggo Leean Main Sharnoea Milton C Chris Tory P Bolt Elizabeth Nel Warren Black Fran More Donna Telia M Wilson Rocky Taite Ray Bolt Michelle Collins A Farquath M Vinci Angela S Atkins Lorraine A Tupaea Wilvien Enecio Megan G Willis Maddison Nicholls Dan Reinhold G Cahill J Casey Simon Argene Kate D Attien Virgenia C Slade Lesley A Fernandez Glenda Gajsek Markus W Wong Daniel Wieman Morgan Neil Shayne Hudson M Holden Siobhan D Knibbs Tiah Black Corinne Bertram Barry Dana Lalich B Biddle Dan C M Dutton Timothy Squires Andrew Vicki Robson Michelle Farquhar A Bassett Steve

bertram mixed business precinct - … daps/metro south-we… · metaldeck roof canopy 6.000 m afl...

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