dianella local area plan - stirling.wa.gov.au area planning... · city of stirling 3 dianella local...

City of Stirling

Dianella Local Area Plan February 2007

DIANELLA LOCAL AREA PLAN

CONTENTS

PART 1 SUMMARY & LOCAL AREA STRATEGY 2

EXECUTIVE SUMMARY 3

LOCAL AREA STRATEGY 7

PART 2 BACKGROUND STUDY 12

1 INTRODUCTION 13

1.1 INTRODUCTION 13 1.2 BACKGROUND 14 1.3 WHAT IS LOCAL AREA PLANNING? 15

2 PLANNING CONTEXT 18

2.1 REGIONAL CONTEXT 18 2.2 METROPOLITAN PLANNING FRAMEWORK 19 2.3 CITY OF STIRLING PLANNING FRAMEWORK 22 2.4 LOCAL PLANS AND PROJECTS 24

3 LOCAL AREA PROFILE 29

3.1 STUDY AREA 29 3.2 HISTORICAL OVERVIEW 30 3.3 SOCIO-ECONOMIC PROFILE 32 3.4 NATURAL & BUILT ENVIRONMENT PROFILE 36

4 COMMUNITY VISION & VALUES 45

4.1 COMMUNITY ENGAGEMENT PROCESS 45 4.2 KEY CONSULTATION FINDINGS 48 4.3 OTHER PUBLIC CONSULTATION FINDINGS 57

5 KEY ISSUES & OPPORTUNITIES 58

5.1 OPEN SPACE & THE NATURAL ENVIRONMENT 58 5.2 COMMUNITY DEVELOPMENT & FACILITIES 60 5.3 TRANSPORT & INFRASTRUCTURE 63 5.4 ECONOMY AND EMPLOYMENT 65 5.5 HOUSING & THE BUILT ENVIRONMENT 68 5.6 KEY OPPORTUNITIES MAP 71

CITY OF STIRLING DIANELLA LOCAL AREA PLAN 2

PART 1

SUMMARY &

LOCAL AREA STRATEGY


EXECUTIVE SUMMARY The Dianella Local Area Plan is the inaugural plan in the City’s new Local Area Planning initiative and represents a ‘pilot’ for this project. The initiative introduces a new approach to planning and management within the City of Stirling that focuses on integrated planning within twelve defined localities that make up the City. The local area planning system acknowledges that the City is not uniform in character and function and that community values and issues of concern can vary from place to place. Developing Local Area Plans provides a focus on smaller areas and allows local issues and the uniqueness of the area to be explored in greater depth, whilst still considering the impact of the area’s regional context. The process also enables closer, more comprehensive consultation with the local community at the start of the planning process so that they may be actively involved in the development of the plan. Local community consultation also aims to create a better exchange of knowledge and experiences between the City and its residents and among the community itself, thus building better understanding and stronger ties. A key objective of this new initiative is to produce a vision to guide the future development and management of each local area. This vision is developed through community consultation and an in-depth analysis of the characteristics and needs of each local area. The Dianella Local Area Plan aims to instigate actions and guide decisions that will work towards the realisation of the community’s vision for the future. To assist in this, a Local Area Strategy is provided in Part 1 of the Plan. This strategy sets out the principal objectives to be achieved in the Dianella Local Area over the

coming decade. The objectives are set out under each of the plan’s five Outcome Areas and examples are provided of the City’s current initiatives and future opportunities to achieve each objective. Further opportunities and initiatives to achieve these objectives will be developed as part of an ongoing Action and Implementation Programme that will be developed following adoption of the Local Area Plan. This programme will identify key actions that are community priorities that will be pursued over the next 6-24 months, as well as other longer-term initiatives, which may require more time to investigate, plan and fund before they can be pursued. The Action and Implementation Programme will be updated periodically and milestones reported back to Council and the community. In addition to the Local Area Strategy, the Plan provides information and direction for the City’s officers and Councillors for planning and decision-making related to the Dianella Local Area. Part 2 of the Plan - the Background Study, provides information and analysis that can inform business planning and budget allocations, guide assessment of development and other proposals, and assist planning of activities and projects in the local area. The City and other stakeholders, such State agencies, developers and individuals in the community, can refer to this plan to ensure proposals and decisions are consistent with both the community’s aspirations and the plan’s strategic direction. The Dianella Local Area Plan guides the future of the area for the coming 10 - 15 years and should be reviewed within 10 years. The community must be kept up to date with progress and proposals.


The Dianella Local Area encompasses the suburb of Dianella and small adjoining parts of Mirrabooka, Nollamara and Yokine that fall within major road or land use barriers. Key features of the area include Perth’s three commercial television stations, Yokine Reservoir, Mirrabooka Regional Centre and Dianella Regional Open Space. Development in Dianella is predominately low density residential (R20 - R30) and the style, condition and age of dwellings varies considerably. Other land uses include over 150 hectares of parks and bushland reserves, a variety of commercial centres, a small industrial complex and community facilities such as the City’s buildings, schools and churches. The local area population is characterised as an older population, although not predominately ‘aged’, with a fairly low proportion of children. Traditional ‘nuclear family’ households constitute only one third of all households in the area, with 64% of all dwellings having only one or two occupants. Another defining characteristic of the population is its strong ethnic and cultural diversity. The population is growing at a fairly slow rate and is forecast to grow from approximately 22,600 people in 2006 to 25,000 in the next ten years. Due to the area’s established nature and low-density zonings, major growth or significant changes to the characteristics of the population are not expected over the coming decade. This plan brings together the outcomes of a specifically designed community consultation program with the broader strategic objectives of the City of Stirling. A three-stage community engagement process was designed to gain the active involvement of the local community and relevant stakeholders in planning for issues such as community development, recreation, transport, employment and housing.

Consultation began with a government and community group workshop involving a ‘triple bottom line SWOT analysis’ - identifying economic, social and environmental strengths, weaknesses, opportunities and threats. A community survey was then sent to 4,000 local residents and the responses have captured an accurate and comprehensive picture of the community’s current values and attitudes towards the locality, and their aspirations for the future. The ‘Dialogue with Dianella’, was a large, innovative meeting of 135 residents and stakeholders, designed to enable multiple small group discussions to be brought together as one large community dialogue. Participants discussed personal and group objectives, ideas and concerns, and voted on key themes to create community priorities, which formed the basis of the vision for the future:

The community vision for the Dianella Local Area is for it to have a green leafy character dominated by trees, parks and bushland. Key precincts will become more vibrant through improved commercial and community amenities and an active, diverse community, yet the area will maintain the feeling of a safe place to be. Improvements will be sought in areas of concern, such as transport and housing choices, yet in 2020 the area will still feel quite similar to how it does today.

The majority of residents of the Dianella Local Area are generally quite happy with their local area as a place to live. This is due to moderate to high levels of satisfaction with the area’s appearance and location, the available amenities, safety and security, and the mix and amount of people living there. The community does not want to see major change to the overall nature or appearance of the locality, rather they want improvements in certain precincts and strengthening or protecting of existing positive features.


A key matter for improvement is strengthening the local area’s identity. Currently Dianella does not have an identifiable character or image that makes it unique and distinct from other suburbs and most residents feel the character of the area could be improved. Physical changes due to urban infill, combined with rising environmental awareness, have led to more community concern for protecting and improving the natural character of the local area. The most important and commonly held community priority is to both protect existing bushland, vegetation, trees and spaces, and to improve landscaping, plantings and open spaces. This will protect what is special about the area and build on the desired green leafy character to develop a more distinctive locality. Local identity can also be enhanced by developing streetscape or street tree themes for specific precincts and landscaping verges, reserves and private gardens with locally native plants. Widespread planting of the Dianella plant could also create a unique and meaningful landscape character. The City and residents can both be involved in improving landscaping and protecting the natural character of the area. The City should also continue to investigate the possibilities for protecting important trees and bushland on land not owned or managed by the City. Another key area for desired improvement is community cohesion and activity. A clear lack of a sense of community has been identified and building ‘a vibrant suburb with community spirit’ is central to the vision for future. Community bonds can be built through local events and activities, improving places where people can meet and socialise, and more physical activity that brings people out onto the street or taking part in activities were they can meet and interact. A stronger community can also come through residents becoming more involved in planning and decision making

that affects their local area and their daily lives. The local area planning process is improving the way in which the City and its communities work together. Vibrancy and community spirit can also be enhanced by developing focal points for community interaction. It is clear that Dianella lacks a central community heart, where people can meet, interact and socialise and it is also evident that the community facilities the City provides are not attracting a broad cross section of the community. The redevelopment and consolidation of the City’s social and cultural facilities at a central location within the local area could provide a strong community hub. The activities and people drawn to this centre can generate the vibrancy and appeal to create a ‘community heart’, particularly when connected to other amenities such as commercial or recreational centres. The Dianella Plaza Precinct is centrally located in the local area yet lacks vitality and community appeal. Improving the appearance and function of this area, especially redevelopment of derelict buildings, is a top priority to the community. The Plaza Precinct offers a great location for the development of a community social hub. Residents have also identified that dining and evening entertainment are the main things missing in the local area that they would like to access locally. Such development is also possible within the Plaza Precinct and the community would like to see more variety of activities there. This may include commercial, social, community or residential development, and there is community support for increased residential densities in this area to provide the critical mass to support and enjoy such facilities. Improvements in other key locations will also further enhance other important community focal points in the local area. The ongoing


implementation of the Mirrabooka Regional Centre Improvement Strategy and the forthcoming Dianella Regional Open Space Master Plan will both enable enhancement of these important precincts. The Mirrabooka Regional Centre is one of the City of Stirling’s largest commercial centres and is the principal location for retail, services, entertainment, business and employment for the north-east of the City. The Improvement Strategy aims to create a vibrant ‘lifestyle street’ and bring more commercial diversity to the local area. New residential and mixed-use development in this precinct will also facilitate the vibrancy many in the Dianella Local Area community are looking for. The Master Plan for Dianella Regional Open Space will further establish this favourite community location as the key recreational hub of the local area. There is not a strong demand, support or need for widespread increases in densities within the residential areas of Dianella. The survey has shown that 41% of residents want densities to stay as is or be lowered, 16% want densities to be increased, and the remaining 43% show some support for increases in densities but do not want changes in the area where they live. If the residential density codings of the area are maintained as they are, there are still sufficient opportunities for ongoing urban infill to provide for anticipated population growth over the coming decade. Maintaining existing density codings will also limit the loss of ‘green character’ (gardens and street trees) that increased densities would create. The Special Purpose Dwelling provisions of the R-Codes currently provide the best incentives for increasing housing choice for Dianella’s growing seniors, single and couple households. The City’s forthcoming Local Housing Strategy and District Planning Scheme No. 3 will also offer additional opportunities to encourage more housing choice to meet the local population’s needs.

Other areas with opportunities for additional housing, particularly of higher density or mixed-use, include the Mirrabooka Regional Centre and Dianella Plaza Precinct and possibly the Media Precinct and the Industrial Precinct. The poor appearance of the industrial precinct is also a significant issue of concern and a study of the industrial area’s worth from land use, economic, amenity and community perspectives is needed to form the basis of a strategy to clarify its future direction. The community also feels that the local transport network is too focused on car use. Heavy reliance on personal car transport is a major issue for metropolitan Perth, in the face of increasing petrol prices and a looming oil crisis, increasing traffic congestion, air pollution and global warming, this dependence on cars is unsustainable. The Dianella local community has shown a clear preference for more planning and development of pedestrian and cyclist infrastructure instead of vehicle infrastructure. State and local government funding priorities must be modified to place more emphasis on the non-car movement network. The introduction of the ‘Travelsmart’ project to the City of Stirling offers a great opportunity to work with the State government and local communities to promote and increase walking, cycling and public transport use. The City must support this with a solid local network of footpaths and cycle routes connecting homes to shops, schools, parks, other community facilities and places of employment. This is highly desired by the Dianella community. It is also imperative that the City continues to plan and maintain a safe an attractive environment to encourage walking and cycling within the Dianella Local Area.


LOCAL AREA STRATEGY

OUTCOME AREA

OBJECTIVE

EXAMPLES OF SPECIFIC INITIATIVES & OPPORTUNITIES

COMMUNITY DEVELOPMENT

& FACILITIES (SP) = Related to initiatives and outcomes of the City of Stirling Strategic Plan 2004/2008

Development of a community social and cultural hub within Dianella.

Providing and encouraging social, cultural and recreational events and activities that bring people together.

Working with special needs groups and different sectors of the community to support their aspirations.

Improving the community’s access to information and decision-making regarding the local area.

• Develop a plan for a new City of Stirling multifunction centre within Dianella for social and cultural activities.

• Further investigate opportunities within the Plaza Precinct. • Assess opportunities for improving the social link of Waverly-Pola

Reserve to the Plaza Precinct. • Finalise and Implement Dianella Regional Open Space Masterplan (SP) • Continue events such as Mirrabooka Picnics by the Pond and Concerts

at Dianella Regional Open Space. (SP) • Encourage ‘good neighbourliness’ initiatives (SP), such as providing

guidance for local street parties or other resident activated activities. • Identify interest in a ‘Follow My Lead’ local walking group. • Continue to work with local youth and groups such as the City’s Youth

Advisory Committee. • Continue to work with seniors groups such as Dianella Retirees Assoc. • Celebrate and promote Dianella’s cultural diversity. • Examine interest in a Dianella residents and ratepayers group. (SP) • Continue to update the Local Area Planning web page. (SP) • Investigate the development of a ‘What’s happening in the Dianella

Local Area’ web page. (SP) • Pursue establishing a Stirling and community notice board at shopping

centres with information specific to the Dianella Local Area. • Conduct a Travelsmart and Community Safety Expo in the Local Area.


OUTCOME AREA OBJECTIVE EXAMPLES OF SPECIFIC INITIATIVES & OPPORTUNITIES

OPEN SPACE & THE NATURAL ENVIRONMENT

(SP) = Related to initiatives and outcomes of the City of Stirling Strategic Plan 2004/2008

Preparation of a Dianella Local Area Public Open Space Plan. Strengthening and improving natural streetscapes. Identifying opportunities for increased conservation. Becoming a more sustainable Local Area.

• Adoption of the Public Open Space Strategy to guide development and management of the City’s extensive parks and reserves network. (SP)

• Identify locations for ‘Community Parks’ in the local area. (SP) • Identify local precincts with a shortfall of open space and examine

opportunities for increasing access to local parks. • Identify locations and funding opportunities for increasing facilities on

certain parks and reserves. • Examine opportunities for developing streetscape themes for different

precincts within the local area. • Continue the City’s program of street tree and verge plantings and

maintenance. (SP) • Support residents who would like additional street trees in their street. • Use the Dianella flower in landscaping projects, such as local centre

upgrades. • Further investigate opportunities and support for protection of trees on

privately owned land. • Pursue the retention of further bushland conservation should non-City

owned sites become available. • Establish development standards such as building envelopes for any

expansion or redevelopment within the Media Precinct. • Development of the City’s long term sustainability strategy. (SP) • Include initiatives and actions of the sustainability strategy in periodic

reviews of the Dianella Local Area Implementation and Action Plan. • Ongoing promotion of the City’s single bin recycling program. • Review waste management and recycling from parks and reserves. • Example ‘Waterwise’ and sustainable public open space reserves

within the Dianella Local Area.



TRANSPORT

& INFRASTRUCTURE (SP) = Related to initiatives and outcomes of the City of Stirling Strategic Plan 2004/2008

Establishing walking and cycling as preferred transport for short trips within the Dianella Local Area. Encouraging mutual support between the community and service providers for the Local Area’s public transport network. Increasing community awareness of transport choices and services. Working with service providers to ensure a high quality infrastructure network in the Dianella Local Area.

• Promote the City’s Bike Plan through the internet, and through schools, commercial centres and recreational centres in the Local Area.

• Identify opportunities for improved cycle networks, such as dual use paths or cycle lanes along major roads connecting to commercial centres and major open space reserves in the local area. (SP)

• Trial a TravelSmart walking project within the local area to promote walking to local schools or commercial centres.

• Continue supporting resident’s requests for footpaths to be developed in their street. (SP)

• Continue to provide safe and inviting streets and environments for walking and cycling.

• Implementation of the TravelSmart Household project in Dianella to

encourage more public transport use. • Work with Public Transit Authority and the Department for Planning

and Infrastructure on ongoing enhancement of local public transport. • Upgrading of the Mirrabooka bus station by the Public Transit Authority

as part of the Mirrabooka Regional Centre Improvement Strategy. • Continue promotion of the TravelSmart program on the City’s website

and introduce additional promotion within the local area as part of the Travelsmart Household implementation, such as a TravelSmart Expo.

• Investigate new mechanisms for requesting new footpaths and road and footpath maintenance, and for reporting traffic problems on the City’s website. (SP)

• Investigate possibilities and community support for precincts within the

southern half of Dianella to be included in the State Underground Power Program. (SP)

• Continue to develop and implement the City’s capital works program.



ECONOMY

& EMPLOYMENT


Ensuring the community has access to a range of commercial centres providing for a variety of needs. Improving the function, appearance and attraction of commercial centres in the Local Area. Defining and facilitating the future direction of the Dianella Industrial Precinct. Harnessing unique economic opportunities in the Local Area. Supporting the provision of small business and employment in the Dianella Local Area.

• Maintain and protect the existing hierarchy of commercial centres

within the local area – local, neighbourhood, district and regional. • Continue to implement the Mirrabooka Regional Centre Improvement

Strategy to establish it as the principal centre for the region. (SP) • Pursue improvements or redevelopment within the Dianella Plaza

Precinct. • List the remaining local centres in Dianella on the City’s Local

Commercial Centre Improvement Plan. (SP) • Develop a local commercial colour palette. • Promote mixed-use development within commercial precincts. (SP) • Support the redevelopment of vacated commercial and service station

sites. • Conduct a study of the future options for the Industrial Precinct and

adopt a strategy for improvement or redevelopment. (SP) • Investigate short term measures for improving the streetscape of the

industrial precinct prior to implementation of the strategy. • Explore economic and cultural opportunities from the Media Precinct. • Explore economic and cultural opportunities from the Local Area’s

cultural diversity. • Continue to support low impact home business operation within the

local area. (SP) • Develop a home business web page and information kit for those

interested in establishing a home business within the City of Stirling.



HOUSING & THE BUILT

ENVIRONMENT


Maintaining the low-density green character of the Dianella Local Area. Ensuring sufficient opportunities for housing development to meet State and local government objectives. Providing opportunities for small areas of increased density at strategic locations. Encouraging more housing choice to meet the current and future needs of the population. Improving the sustainability and efficiency of building design.

• Maintain the majority of current residential density zonings in the Local Area as they are.

• Continue to apply Council’s Landscaping Policy and Street Tree Removal Policy to applicable new development in the Local Area.

• Review the possibility of expanding the City’s Landscaping Policy to cover all new single houses, aged persons and group dwellings.

• Increase residential density and development within commercial

precincts. • Review residential densities in the local area, in consultation with the

local community, again in 10 - 15 years. • Identify support for increased densities at locations identified in the

‘Opportunities Map’ - (SP) -R20 zoned sites opposite Dianella Plaza; -R20 zoned sites south of Mirrabooka Regional Centre; -R20 zoned sites along Nollamara Ave & Hancock Street opposite R40 zoned land.

(Note: rezoning should be for a street or cluster of lots not individual lots) • Finalise and implement the City’s Local Housing Strategy. • Aged person and single bedroom dwellings to be permitted

development in the local area. (SP) • Examine opportunities to encourage developers to provide more

special purpose, affordable and smaller dwellings. (SP) • Introduction of the BASIX building sustainability assessment system

(subject to State Government direction). (SP) • Development of an example ‘sustainable house’.


PART 2

BACKGROUND STUDY


1 INTRODUCTION 1.1 Introduction The Dianella Local Area Plan is the inaugural plan in the City’s new Local Area Planning initiative and represents a ‘pilot’ for this project. The initiative introduces a new approach to planning by the City of Stirling that brings it down to a local focus and encourages integrated planning and management at the community level. The Dianella Local Area Plan brings together the outcomes of a specifically design community consultation program with the broader strategic objectives of the City of Stirling to build a vision for the future of the locality. The plan aims to instigate actions and guide decisions that will work towards the realisation of this vision. This document presents a detailed profile of the local area - its people, its character and its environment. This profile provides a context for analysing what makes this area special, what its future needs will be, and how it relates to the wider metropolitan region. The community’s input has been central to profiling and analysing the area, through the examination of local issues and opportunities and the sharing of aspirations for the area. Community involvement has also been central to the development of the vision for the future of the Dianella Local Area and in the identification of priorities for action to bring this vision to fruition.


1.2 Background The notion of introducing Local Area Planning into the planning system of the City of Stirling was first raised in discussion during 2004 as an example of a process for reviewing residential density. The concept of using the system for more holistic local planning, rather than purely for density review, was then explored, and it was subsequently included on the list of key strategic planning initiatives to be considered as part of a review of the City’s Strategic Plan during 2005. Considerable research and analysis on the concepts and practice of local-area style planning was subsequently undertaken by Council planning staff, to identify options for the City of Stirling. Discussions and briefing sessions with Council, executive staff and affected business units were also undertaken to examine how such a system would operate within the City. In October 2005 a Local Area Planning Project Proposal was presented to Council and Council subsequently resolved that the objectives of the project and the proposed local area planning boundaries be endorsed, and that a Pilot Local Area Planning Study be initiated. A pilot project was proposed so that the principles and methodology of the process could be tested, before application City wide. The Dianella Local Area was chosen as the pilot area, for a number of strategic reasons, with the project to commence in early 2006. Council also endorsed the commissioning of consultants to assist in community consultation for the pilot project. JHK Quality Consultants were appointed in February 2006 to design and implement a programme specifically for Dianella. JHK designed a community engagement process to gain the active involvement of the local community and relevant stakeholders in the

discovery of issues and opportunities, developing a vision and identifying community priorities. The consultation process was conducted over March and April 2006 and used a number of techniques to inform, motivate and engage the community in the project. Three key events were conducted to gather information for the preparation of a plan for the local area, these were: Ø Expert and stakeholder groups workshop - a triple bottom

line Strengths/Weaknesses/Opportunities/Threats analysis. Ø Community survey - postal survey to 4,000 randomly

selected local residents. Ø Dialogue with Dianella - an innovative one-day community

planning forum. The information gathered from these events was then collated and analysed for incorporation into this plan (the key results are presented in Chapter 4). As well as the information gathered from community input, considerable empirical research on the local area was also conducted to provide information both to the community and to this plan. The preparation of this Local Area Plan has also involved analysis of a wide variety of documents, plans and policies that affect the area, the City of Stirling and the Perth region. The resulting plan thus provides a synthesis of strategic planning documents and community aspirations. Another integral aspect of preparing this plan was working across the City’s business units and with other relevant stakeholders to develop integrated strategies to implement the plan and to work together towards the Dianella Local Area community vision.


1.3 What is Local Area Planning? Local area planning is a contemporary approach to planning that concentrates on planning for a defined area, rather than broad plans that cover the entire City, or strategies based on individual issues. This approach allows a comprehensive range of issues to be considered at both the local and regional level and addresses issues through integrated planning strategies. Local area planning requires a holistic approach to planning which seeks to incorporate stakeholders and community members into the planning process in a collaborative approach to community building. It is a proactive, rather than reactive, process that enables the integration of social, environmental and economic initiatives into one plan that guides both the short and longer term direction of a local area. This method of planning is used extensively in Australia and internationally and is increasing in prominence in Western Australia, both within local governments and State planning agencies. Local area planning is similar to precinct planning or place planning in that it involves preparing a plan for an identified geographical area in order to facilitate development, change or better management within that area. The size of the subject area can vary - boundaries can be defined by a number of criteria, such as land use, character, population and physical boundaries. However the size of the area selected is based more so on management systems and the objectives of the project. Local area planning in the City of Stirling divides the large municipality into smaller areas to enable more fine-grained planning, community consultation and management. The local area planning system acknowledges that the City is not uniform in

character and function and that community values and issues of concern can vary from place to place. A focus on smaller areas allows local issues and the uniqueness of the area to be explored in greater depth, whilst considering the impact of the area’s regional context. The process also enables closer, more comprehensive consultation with the local community at the start of the planning process, rather than just presenting plans to the community and asking them to accept them. More community involvement also creates a better exchange of knowledge and experiences between the City and its residents and among the community itself, thus building better understanding and stronger ties. Twelve individual local areas have been identified within the City of Stirling (shown overleaf). Each local area is an area of a manageable size with a somewhat similar character, that is generally defined by physical and identifiable boundaries, such as major roads, suburb boundaries and changes in land use character or density. Another major objective of local area planning is that it facilitates integrated planning – different disciplines and stakeholders working together on one plan that addresses many issues or topics. This requires stakeholders to share information and their objectives or aspirations for the area and enables them to work together to develop common goals for the future direction of the area. Integrated planning can avoid the conflicts and contradictions which can often arise when issues are addressed in isolation to one-another. The City’s local area plans are not just planning department documents, they are strategies, reference documents and decision making guides for all the City’s business units, for Council, developers, land owners and the community.


Local Area Planning Principles Objectives A set of guiding principles have been established to guide the operation of the local area planning programme and the preparation of each local area plan. These principles are: Sustainability Sustainability requires balancing the current and future needs of the community, the environment and the economy to provide quality of life for today and tomorrow’s communities. Integration Local area planning requires an integrated approach to planning and management. The process of planning must bring together many stakeholders and the product must bring together a comprehensive range of issues. Integrated planning enables better coordination and more efficient management. Communication Local area planning is an effective tool for improving the City’s communication with the public. Integration and implementation of plans will also require strong communication with stakeholders. Public Participation Public involvement in local area planning is crucial to its success. All those with a stake in a local area’s future must be actively encouraged to be involved, through collaborative planning. Prioritisation Local area planning acknowledges that different communities have different priorities. Local area plans will recognise, emphasise and respond to the key issues identified as community priorities.

The objectives of the Local Area Planning programme for the City of Stirling are: Ø To review key planning issues, policies and forces acting on

local areas within the City and develop a coordinated response to these;

Ø To identify specific ‘opportunities’ and 'constraints' within

each local area and develop strategies to address these; Ø To develop a commonly embraced 'vision' for each local

area which recognises areas of local significance and key attributes contributing to each area's sense of place;

Ø To identify issues of priority to the local community and work

with them to developing practical solutions to these, within the context of a regional framework;

Ø To foster open lines of communication between the City and

the community; Ø To create a sound and comprehensible statutory and

strategic planning framework for each local area to allow delivery of the vision and plan; and

Ø To help ensure that each local area operates in a

sustainable way and in balance with surrounding precincts and other areas of influence.


2 PLANNING CONTEXT 2.1 Regional Context

The Dianella Local Area is one of twelve identified ‘local areas’ that make up the City of Stirling. The precinct lies along the eastern side of the City with the local area boundaries generally following the suburb of Dianella and abutting the suburbs of Mirrabooka, Nollamara, Yokine and Inglewood. Dianella is a middle metropolitan suburb, located approximately 8km from the Perth city centre and is characterised as a low-density residential area. The local area also abuts the City of Bayswater along its eastern side, including the suburbs of Noranda, Morley and Bedford. Noranda and Bedford are somewhat similar to Dianella in character

and function, being established low-density residential areas. Morley is designated as a Strategic Regional Centre under the state Metropolitan Centres Policy and is the major focus for commercial activity in the region. Morley contains a large amount of retail development, focused on Galleria shopping centre, yet also plays an important role in providing business, entertainment, health and professional services to the region. Much of the residential land in Morley is zoned high-density residential so that more people will be able to live close to this employment centre and support the commercial activities. The Dianella Local Area also contains its own retail and commercial centres, including the Mirrabooka Regional Centre to the north of the precinct, and the Inglewood Town Centre is just south of the local area. The Perth city centre is also important in terms of providing employment to Dianella residents, as well as additional services to supplement those available locally. Another regional employment centre is the Malaga industrial precinct, to the north-east of the local area. Residents of the Dianella Local Area also benefit from a range of recreation and community facilities within close proximity. The area itself contains two large sport and recreation reserves – Dianella Regional Open Space and Breckler Park, whilst Mt Yokine Golf Course and Macaulay Park are nearby. Herb Graham Recreation Centre in the north of the precinct and Terry Tyzack Aquatic Centre to the south provide a range of recreation opportunities to residents. The local area also contains several public and private schools and residents have access to tertiary education at Edith Cowan University in Mount Lawley and Balga TAFE.


2.2 Metropolitan Planning Framework The following review of the principal State government planning documents provides an overview of the statutory and strategic planning framework that operates within the Perth metropolitan region. The Dianella Local Area sits within this metropolitan context and the plan for the locality and any future development must be consistent with the objectives and requirements of these documents.

State Sustainability Strategy The State Sustainability Strategy, released by the Department of Premier and Cabinet in 2003, is designed as a whole of government strategy to promote sustainability in government, private sector and community activities. It establishes a framework of sustainability principles, visions and goals across key issues such as urban settlements and natural resource protection. This is followed by examples and actions for governments, business and community members to follow, stressing the need for a triple bottom line approach to development, which encompasses environmental, social and economic sustainability. The local area planning project is a major initiative by the City of Stirling to work towards its own mission of ‘Creating quality lifestyle and sustainable development’. Local area planning encompasses the triple bottom line approach and aims to balance community, environmental and economic needs. Key aims and objectives of the State Sustainability Strategy that local area planning can facilitate include: § The development and application, in consultation with the

community, of a range of techniques and initiatives that will

contribute to the sustainability and regeneration of existing centres and suburbs.

§ Create a quality built environment in Western Australia through the conservation of cultural heritage, the development of quality urban design, creating a ‘sense of place’ in new and revitalised areas, and the active development of quality public spaces.

§ Communities develop through close participation in solving their own sustainability issues…to facilitate community development ‘bottom-up’.

§ State and local governments are acting in unison to realise a sustainable future for the Western Australian community. Other partnerships with universities, civil society and industry are able to creatively resolve sustainability issues.

State Planning Strategy The State Planning Strategy (1997) is prepared and administered by the Western Australian Planning Commission, to guide planning, development, resource protection and conservation across the State. The strategy examines major issues and trends influencing the state and sets out a vision for future development. The strategy contains five guiding principles – environmental, community, economic, infrastructure and regional principles, and details strategies and actions under each principle for the State government, local government and other agencies to follow. The strategy includes numerous criteria that plans should include to address these principles and strategies. Some of the criteria that are relevant to local area planning include:


§ Encourage mixed use development. § Encourage a range of housing densities. § Maximise the potential for development near public transport

routes. § Provide a central community focus. § Ensure that consultation occurs at appropriate stages in the

planning process. § Ensure environmental issues are considered in the

preparation of plans.

Network City The Western Australian Planning Commission released Network City: community planning strategy for Perth and Peel in 2004 and it has now been adopted as the principal strategic plan for the region to guide development for the next 30 years. The strategy was developed in response to anticipated population growth, changing community expectations of the planning system, and the need for a more sustainable city. The strategy emphasises a need not only for changes in development patterns but also in how planning is conducted, stressing that ‘the key will be to plan through participative decision-making at a local and regional level’. The development of the strategy was based on an extensive and innovative public consultation program, which saw more people than ever actively involved in planning for the metropolitan region. The consultation experts involved in this project were commissioned by the City of Stirling to design and assist in the consultation program for preparing the Dianella Local Area Plan. Network City guides metropolitan land use patterns, planning activity and decision making. The premise of a ‘network city’ is based on the development and reinforcement of activity corridors

(major roads with good public transport where activity clusters) and activity centres (key commercial and employment centres), with land use, housing and transport systems developed to support this network. Within the Dianella Local Area, Morley Drive, is identified as an activity corridor and the Mirrabooka Regional Centre is identified as an activity centre. There are however, no identified activity centres located on activity corridors within the precinct. The strategy does however recognise that the area south of Morley Drive as within the area of Perth that has ‘many opportunities to strengthen networks and centres.’ Other objectives of Network City that are relevant to local area planning include:

§ Accommodate urban growth primarily within a network city pattern, incorporating communities.

§ Align transport systems and land use to optimise accessibility and amenity.

§ Protect and enhance the natural environment, open spaces and heritage.

§ Deliver for all a better quality of life, building on our existing strengths.

§ Plan with the communities.

Metropolitan Transport Strategy The State’s Transport Strategy was released in 1995 and aims to facilitate an efficient and accessible transport system for the Perth region through better co-ordination, integration and efficiency in transport and land use planning and management. The strategy acknowledges that the dominance of private vehicles in Perth’s transport system is likely to continue over coming decades yet identifies that changes need to be made to address the high levels of pollution, congestion, accidents and costs associated with the


system. Goals to address these issues include improving and promoting walking, cycling and public transport; better land use mix and higher densities at strategic locations; and development of accessible commercial and employment centres. Since the release of the Transport Strategy several more specific plans and polices have been developed to implement its goals, such as Bike Ahead, Travelsmart 2010 and the Freight Transport Strategy.

Residential Design Codes The State’s Residential Design Codes (R-Codes) are a statutory State Planning Policy that provide the base standards for local governments to control residential development. The R-Codes prescribe measures for requirements such as lot size, parking, setbacks, open space and building heights, to guide housing developers and local governments on what can be approved as acceptable development. Some degree of flexibility on these measures is however provided through the ‘performance criteria’ assessment method which allows developments to be assessed against performance or objectives based statements. State legislation requires all local governments to adopt the Residential Design Codes and they are adopted through Stirling’s District Planning Scheme. The City has also adopted a number of residential development policies to strengthen or clarify the requirements of the R-Codes, including policies on streetscapes, building height and parking.

Metropolitan Centres Policy Statement This policy is also a statutory State Planning Policy and provides the regional planning framework to co-ordinate the location and development of retail and commercial activities across Perth. The

policy establishes a hierarchy of different size centres across the region and controls number, location and floor size of major retail and commercial centres, including city centre, regional and district centres. The policy aims to define and reinforce the roles of different types of centres, whether it be major employment provision, recreation and entertainment or daily convenience shopping. The policy guides the development of local commercial strategies by local government’s. The most recent version of the Centres policy was gazetted in 2000 however it is likely that the provisions of the policy will be reviewed and modified so that it is a more effective tool for implementing the more recent Network City strategy.

Bush Forever 2000 Bush Forever is a State Government strategy for the conservation of bushland and natural environments across Perth. The strategy aims to protect ten percent of each of the 26 different types of vegetation complexes originally found on the Swan Coastal Plain, and to conserve threatened ecological communities. The strategy identifies valued sites across the region that should be reserved, maintained or rehabilitated for conservation and/or recreation purposes. These sites may be in public or private ownership. The Western Australian Planning Commission has also prepared a draft State Planning Policy to provide statutory support to Bush Forever. There are nine Bush Forever sites within the City of Stirling, two of which are in Dianella, at Breckler Park and Dianella Regional Open Space.


2.3 City of Stirling Planning Framework The Dianella Local Area Plan sits within a broader policy framework that includes policies adopted at the State and local levels with direct implications for planning, development and management. Key documents at the City of Stirling level are:

The City of Stirling’s Strategic Plan 2004-2008 The Strategic Plan 2004-2008 is the blueprint for what Council hopes to achieve and how this will be done over the five-year period. The Strategic Plan incorporates Council’s vision, mission and values and guides operational activities through the Key Result Areas of: ‘Our Community’ – to provide services that meet changing community needs. ‘Our Built and Natural Environment’ – to encourage sustainability and enhance choice in the built environment, while preserving and enhancing the natural environment. ‘Our Economic Opportunity’ – to enhance choice, opportunity and prosperity for the community by encouraging sustainable economic development of the City. Through its Strategic Plan 2004-2008, the City of Stirling also ensures that resources are managed effectively and good governance is provided for the benefit of the community.

Sustainability Strategy Work has recently commenced on preparing a Sustainability Strategy for the City of Stirling. The strategy, Plan for the Future, will provide the broad, long-term context for decision making and activities by the City and will inform shorter-term actions and plans, to guide a sustainable future for the City. This will require balancing social, environmental and economic objectives across the City, and within the wider metropolitan context. Development of the strategy will be highly collaborative, involving the City’s staff, Council, local communities and the private sector, and will take into account stakeholder’s present and future needs and aspirations.

Local Planning Strategy The City’s draft Local Planning Strategy was prepared in 2004 to facilitate the review of the current District Planning Scheme and to articulate the future direction of development across the City over the coming 20 - 30 years. The strategy covers a comprehensive range of topics, such as Population & Housing, Commercial Centres, and Community & Recreation Facilities, identifying the current situation, key issues, and future trends in each topic. This information provides the basis from which to build the Planning Scheme and to develop more specific planning strategies.

District Planning Scheme No. 2 The District Planning Scheme, which was gazetted in 1985, is the current planning scheme controlling development across the City. The scheme and the scheme map establish zoning of land, uses and development permitted on that land and development standards, such as parking and setback requirements for industrial or commercial development and also includes provisions for


heritage protection and detailed requirements for special precincts within the City. A wide range of policies to control development has also been adopted under the scheme. The scheme and policy provisions apply to development within the Dianella Local Area however there are no provisions that apply exclusively to that area. The City is undertaking a review of Scheme No.2 and is anticipating advertising a new draft Scheme No. 3 in 2007.

Commercial Strategy The draft Local Commercial Strategy covers all commercial centres in the City from the large regional centres, to the district, local and neighbourhood centres. The strategy identifies objectives for each type of commercial centre and guides the planning of these activity nodes. The strategy relates to the provisions of the State Government’s Metropolitan Centres Policy and also provides Council with a basis for decision making for each centre, addressing matters such as centres requiring specific action or improvement, determination of development and rezoning applications, and provision of services and facilities.

Industrial Areas in Transition Management Strategy In response to emerging trends affecting the City's industrial areas including increase in retailing from established industrial premises, large showrooms seeking to locate in industrial areas, and associated traffic and amenity issues, the City has recently adopted a strategy to manage and control development within its industrial areas. The City has two large industrial precincts located within Balcatta and Osborne Park that will be significantly affected by the strategy and the subsequent proposed changes to the Planning Scheme. A small industrial precinct is also located within Dianella

and a past study proposed the possible redevelopment of this area for housing, however the future direction of the precinct has not been defined in this strategy and requires further investigation, consultation and planning.

Housing Strategy The City is currently preparing a Local Housing Strategy that will provide a general overview of housing-related issues and the housing profile of the City. The Strategy will also provide a set of principles to guide future provision of housing and residential lots, assess the role of supporting services and inform any future reviews of residential density within the City. The issues identified and the principles endorsed in the City's Housing Strategy will be applied to the Local Area Planning project and will be required to be considered and addressed in the consultation phase and subsequent planning document for each local area.

Public Open Space Strategy A strategy is currently being prepared to guide the provision and management of parks and reserves across the City. The development of this strategy involves establishing objectives for the amount and location of public open space, an inventory and assessment of existing spaces and guidelines for future provision and maintenance. Standards will be established for the facilities required, the target size and catchment areas of different categories of open spaces. The strategy will also look at the possibility of disposing of some under utilised spaces in areas of oversupply, with the sale of such spaces generating funds for the improvement of other spaces within the locality.


2.4 Local Plans and Projects A number of significant projects have recently been commenced by the City of Stirling to improve the appearance and function of important public places within the Dianella Local Area. Other plans and projects are also being prepared and any forthcoming plans will need to compliment the intention and direction provided by this Local Area Plan.

Mirrabooka Regional Centre Improvement Strategy The Mirrabooka commercial area and surrounds is designated as a Regional Centre by the Western Australian Planning Commission. Regional centres are significant centres across the Perth region which should provide for a mix of retail, office, entertainment, recreation and community facilities. In 1999 the City commenced a study into ways to improve the appearance and function of the Mirrabooka regional centre. The Mirrabooka Regional Centre Improvement Strategy has since become one of the City’s biggest projects. The centre is in the north-west corner of the Dianella Local Area and includes the Mirrabooka shopping centre, surrounding commercial development and other land uses in the vicinity, such as recreation and housing. The aim of the strategy is to revitalise the centre to create an attractive, popular and successful focus for the surrounding region’s population, providing a strong range of shopping, service and social needs. Implementation of this comprehensive revitalisation strategy is now well underway. The major components of the project include:

§ Rezoning of land (Amendment No. 447) to allow the creation of land use precincts and greater land use flexibility;

§ Design guidelines for new development to ensure high quality, contemporary commercial and residential building design;

§ Creation of new access roads – including extending Ilkeston Place through the centre and developing it as a vibrant, lifestyle street;

§ Creation of a town square – a meeting place that supports community events;

§ Upgrading of the Mirrabooka bus station; § Upgrading the library precinct and adjacent public spaces;

and § A new residential subdivision by the City (adjacent to Herb

Graham recreation centre) to bring more people into the area which is needed to improve the economic function and vibrancy of the centre.

The project has required extensive consultation with many varied stakeholders, including an enquiry by design workshop and the ongoing cooperation of key agencies. The major stakeholders include the City of Stirling, State Government agencies including the Department for Planning and Infrastructure, the Public Transport Authority and the Department for Housing and Works, and landowners in the area, such as the shopping centre owners. The value of the project is $12.3M with the project primarily funded through land sales, State Government contributions and Special Area Rates.


New Zoning of Mirrabooka Regional Centre

Before: Ilkeston Place

After: proposed lifestyle street along Ilkeston Place


Local Centres Urban Design Improvement Programme Council has adopted a programme to facilitate the ongoing upgrade of the 74 local commercial centres across the City. The primary objective of the programme is to nurture local centres and their capacity to provide accessible local shopping and services, local employment and a community focus. This is achieved through individual urban design studies of selected centres that seek to improve the appearance, streetscape and image of the centre as well as its layout and accessibility. Each improvement plan also seeks to identify and address key issues facing specific centres. Rollout of the program commenced in 2000 and several projects have been completed across the City. Improvement studies have been undertaken at two out of the five local centres in Dianella. The Strand / Surrey Street Local Centre Study commenced in 2001. Key issues that were identified included an undersupply of parking at the centre, an unattractive frontage on both streets due to lack of landscaping and varied parking configurations, and poor appearance at the rear of the shops with ineffective use of the right of way. The poor presentation of the centre contrasted with the well maintained abutting residential areas. Following the study and consultation with landowners a detailed concept plan was developed to facilitate improved parking, landscaping and general appearance of the centre, as well as rezoning of an adjacent lot from Residential to Civic (Amendment 415) to provide parking. The implementation of the plan required financial contributions from both the City and land owners. The concept plan for The Strand/Surrey Street had high land owner support and has experienced a successful implementation.

The Strand Before and After The Coode Street Local Centre Study was undertaken in 2003. The study produced recommendations of practical ways to improve the appearance of the centre, with similar initiatives to The Strand study, such as parking, right of way, signage and landscaping improvements. An overall upgrade of the centre can develop a stronger character or theme for the centre which can help build local identity. Some improvements have been implemented along the eastern side of the centre. However, despite Council support, proposed improvements to the Coode Street centre were constrained by a lack of support by owners along the western side of the centre.


Dianella Regional Open Space Master Plan The City's largest public open space reserves, Regional Open Spaces are of high value to the City as they perform many important roles. These include general active and passive recreation, high level sporting competition, bushland and environmental conservation and providing substantial ‘green relief’ to the built environment. The City is committed to the good management of all reserves and is preparing master plans for each regional open space, to manage the complexity of issues and uses of each reserve and to plan for ongoing improvements and facility provision in a sustainable manner. Dianella Regional Open Space is the largest reserve in the Dianella Local Area and accommodates many users and visitors from both the local community and from across Perth. The space is intensely used, particularly by sporting groups, and the need has arisen to develop a master plan to guide balanced use, ongoing amenity and development of facilities. The plan will investigate the implications of community needs and recreation trends as well as opportunities and constraints on the site. The project seeks to establish principles for future development, infrastructure provision, parking, sport management and funding. Significant consultation with users of the reserve and surrounding residents is being undertaken as part of the Master Plan development.

Majestic Noble Rise Community Park Majestic Noble Rise Park, near the intersection of Dianella and Yirragin Drives, has been included in the City’s new community park development programme. The programme aims to develop a high quality ‘community park’ within each local community to provide a focal point for people to come together for socialising,

community events and local group activities, as well as for general recreation and exercise. The development program involves selecting suitably located and sized parks for redeveloping with facilities such as playgrounds, multi use courts, barbeques, picnic tables and shelters. The parks are also designed with a high quality landscape setting and a variety of open spaces suited to a variety of uses.

Dianella Local Area Public Open Space Plan Development of further parks and reserves in the locality will be guided in the future by the forthcoming Public Open Space Strategy (see Section 2.2 of this plan). This strategy will be used to guide an inventory, assessment and classification of all reserves in each local area with a subsequent plan for the future management and development of the reserves being prepared. A review of public open space in the Dianella Local Area is currently underway in order to develop a public open space plan for the area. The proposed plan will then be advertised for community input.


Dianella Library Upgrade The Dianella Library was one of the first built in the City of Stirling, opening in 1979. The City recently undertook a project to rejuvenate the exterior of the 27 year old building. This involved art work, façade work, signage and branding. Although a primary objective was to improve the appearance of the library – to give it a more contemporary look and make it more attractive to the public, the project also aimed to better integrate the library into its surroundings. The colour themes are complimentary to the adjacent Dianella shopping centre and students from neighbouring Our Lady's Assumption Primary School were involved in producing a large mosaic at the front of the building.

Community Facilities Review The City’s Community Development Directorate manages a range of recreation and community centres and facilities across the City. A review has recently been conducted of facilities within the Dianella Local Area, including the community centre, recreation centre, library and child health centre, to assess their conduction and performance. It has been recognised that the facilities in Dianella are ageing and under utilised. In addition to this, the facilities are dispersed across the local area, which reduces community awareness and access of the facilities. The City is currently investigating opportunities for upgrading, improving or redeveloping facilities within Dianella and is aiming to produce a long-term plan for community facilities within the area.

TravelSmart An innovative travel behaviour program has recently been introduced to the City of Stirling; TravelSmart is a successful Western Australian community-based program that helps individuals, communities, schools and workplaces make smarter choices about the way they travel. The program uses a range of different projects to promote alternatives to car use and encourages people to swap one or two of their weekly car journeys to a smarter, more sustainable form of transport, such as walking, riding a bike, using public transport, sharing a lift / car-pooling, or working from home. Being TravelSmart has a number of benefits, including increased physical activity and fitness; more activity in local communities; less traffic; saving money on petrol; decreased pollution and less greenhouse gas emissions. Different TravelSmart projects will be introduced to the Dianella local community in 2007.


3 LOCAL AREA PROFILE 3.1 Study Area The Dianella local area encompasses the suburb of Dianella and the adjacent parts of Mirrabooka, Nollamara and Yokine that fall within major road or land use boundaries. The precinct is bound by Reid Highway to the North, Nollamara Avenue, Hancock Street and Cresswell Road to the West, Wordsworth Avenue and Walter Road to the south and Wellington Road and Bunya Street to the east. The precinct covers approximately 1,200 hectares. Key features and landmarks of the area include the Yokine Reservoir and Perth’s three television stations to the east, Mirrabooka Regional Centre to the north and Dianella Regional Reserve in the centre of the precinct. General land use in the area is predominately low to medium density residential, with other uses including numerous parks and reserves, a variety of commercial centres, a small industrial complex and other special and civic development such as schools and churches. The Dianella Local Area abuts four other local areas in the City of Stirling: North Mirrabooka; Balga-Westminster-Nollamara; Osborne-Yokine; and the heritage area from Inglewood to Coolbinia. The eastern side of the precinct abuts the City of Bayswater, which includes the suburbs of Bedford, Morley and Noranda.


3.2 Historical Overview Aboriginal use and stewardship of land within the City of Stirling prior to European occupation is acknowledged by the City. Oral and written histories identify that Aboriginal people occupied land now within Stirling and there are numerous identified heritage sites across the City that indicate past occupation, or that are of cultural significance. Wetland areas are often connected to Aboriginal heritage and can be significant for many reasons, and Dianella has been developed on wetlands. There are three registered Aboriginal Sites within the Dianella Local Area, these are archaeological sites where Aboriginal artifacts have been found. These sites are Light Street (northern corner of Dianella Regional Open Space), Fitzroy Street (near West Morley Primary School) and Deasey Place (adjacent to Alexander Bunya Reserve). These sites demonstrate that Aboriginal people lived or travelled within the area we now call the Dianella Local Area. The area encompassing the Dianella Local Area was first subdivided as part of the original ‘ribbon grants’ provided by Governor James Stirling to new settlers of the Swan River colony in the first half of the nineteenth century. ‘Location U’ a ribbon of land than ran from the river in present day Bayswater through Bedford and Dianella was granted to Robert Thomas in 1829. The adjoining lots Location V and Location W were granted to George Thomas Darby and James Birkett in 1830. Attempts to grow crops in the area were generally unsuccessful (blamed on infertile soil) resulting in the area remaining substantially undeveloped throughout the nineteenth and early twentieth century, aside from some poultry farms and market gardens. Development was also constrained by accessibility, with no roads penetrating through the dense Banksia woodland, making subdivided land difficult to sell to new settlers.

The conversion of the area from rural fringe to suburbia took place in the boom years following World War II, where Perth experienced major population and housing growth through the 1950s and 60s. The suburban fringe spread east from Mt Lawley through Inglewood and Yokine to the Dianella area in the late 1950s. At this time is was considered necessary to name the area and the name Dianella was chosen by the Perth Roads Board in 1959 after a small purple-blue lily Dianella revoluta, native to the area. The flower now features on the City of Stirling’s coat of arms.

At this time the first town planning schemes were being prepared for areas within the Road Board district and the first to be approved was in Dianella, setting out subdivision and block size and providing for a small shopping centre on Homer Street. A formal plan for Dianella was adopted in 1961 that included over 1,000 lots, areas of public parkland and proposed roads. The southern and central portions of the Dianella Local Area developed quickly from this time with many young families developing modest homes on blocks of around 700 - 900m2. Demand for land in the area saw the average block prices rising from 450 pounds in 1959 to up to 1,400 pounds by 1964. Residential growth influenced other development in the area including schools and places of worship. The area’s first secondary school, Mirrabooka High School opened in 1965 and the Dianella Plaza and hotel commenced development at this time also. Separate to the development of the residential area, bushland in the western portion of the area was identified for the location of television stations, with Western Australia’s first station TVW7 opened by the Governor in 1959 and STW9 in 1965. The late 1970s


and early 80s saw substantial development of infrastructure and community facilities in the local area, including library, community and recreation facilities in Dianella and Mirrabooka as well as the Mirrabooka bus station and further schools and religious institutions. Residential development in the northern portion of the Local Area largely commenced in the mid 1990s with the development of the

Dress Circle, Montclair and St Andrews estates, with housing still under construction in some areas. Further housing will also be developed as a result of the revitalisation project for the Mirrabooka Regional Centre. This newer northern section, with its elevated land and large contemporary housing is in considerable contrast to the original 1960s area, with Morley Drive creating somewhat of a divide between two different precincts.

Dianella revoluta –and the Dianella in the Stirling Crest


3.3 Socio-Economic Profile

Population The estimated population of the Dianella Local Area in 2006 is approximately 22,600 people (exact figures rely on the results of the five-yearly population census). The population of the suburb itself grew from approximately 19,065 people in 1996 to 20,061 in 2001 (21,520 in the total study area), at an approximate growth rate of 1% per year. The total population of the local area is expected to increase to approximately 25,000 by 2016. The City of Stirling, with approximately 180,000 people in 2006 has maintained continuing, but slowing growth as it gradually reaches its full development potential. Current population growth in the City is approximately 0.6% per annum (compared to 1.5% for the Perth metropolitan region as a whole). The Department for Planning and Infrastructure projects that this relatively slow rate of growth is likely to continue. Significant future population growth is therefore not anticipated in the Dianella area over the coming decade. The growth of the area’s population is influenced by a number of factors, each of which is contributing to a stable population. Firstly as the area is an established suburb with no unzoned, urban deferred or rural land, there is very limited opportunity for significant subdivisions. The current densities also limit the opportunity for significant housing development and this combined with the Australian trend of smaller household sizes is significantly affecting the number of people living within each dwelling (see Section 3.4). Additionally the national trend of low fertility rates is also affecting population growth and the number of people living within each dwelling.

The age-sex pyramid below shows the breakdown of the local area population. The pyramid shows a generally even spread of the population across most age groups under 65 years, however there are significantly more females in most age groups. The biggest age groups are those between 25 to 44 years (29% of the population are between these ages) and there is a notable lack of people aged between 20 - 24 years.

-900 -700 -500 -300 -100 100 300 500 700 900

0-4

5-9

10-14

15-19

20-24

25-29

30-34

35-39

40-44

45-49

50-54

55-59

60-64

65-69

70-74

75-79

80+

Males Females

Age Sex Pyramid for the Local Area 2001


The median age of the population is 39 years, indicating a considerably older population compared to the averages for Stirling (36 years) and Perth (34 years). The proportion of people aged 65 or over increased between 1996 and 2001 from 15% to 16.5% and this trend is expected to continue. The suburb of Dianella is the 6th ranked Stirling suburb for highest proportions of over 65s, however due to its large size it has the highest net number of people aged over 65 (although it has high total numbers at every age group). Children (under 15 years) constituted 17.5% of the total population in 1996 and 2001. This is consistent with Stirling’s population profile yet there is a notably smaller proportion of children in Dianella’s population than elsewhere in Perth - 20.6% of the metropolitan region is aged under 15. The proportion of children in the local area is expected to decline slightly as the population ages in coming years and as family sizes stay small. The limited proportion of children in the area is also reflected in the family or household types that make up the population. In 2001 only 36% of the 9,638 dwellings in the area contained families with children living at home (one or two parents). The other 6,206 dwellings were occupied by couples without children (25% of all dwellings), single occupants, group/share households and other household forms. Nearly two thirds of all dwellings had only one or two people living in them, 12% of the total population of the local area (which equates to over 2,500 people) was living alone in 2001.

The Dianella population has a diverse cultural makeup with residents having a wide range of backgrounds and cultural affiliations. Nearly 40% of residents were born overseas, in over 40 different countries. This is largely made up of people born in the UK (7%), South Africa (4.2%), Italy (4.2%) and Vietnam (3.2%) and

smaller proportions of Malaysians, Indians and Greeks. A high proportion of residents speak a second language, with 29% of people speaking a language other than English at home. This is much higher than the Perth average of 14%. The predominate languages include Italian, Vietnamese, Greek, Macedonian, Cantonese, Polish and Serbian. The indigenous population makes up only 0.5% of the Dianella population, which is considerably lower than in the neighbouring suburbs of Mirrabooka, Nollamara and Westminster and lower than the Perth average of 1.5% of the population. The diversity of the population is also reflected in religious affiliation. The most common religions in the community are Catholic (33% of residents), Anglican (15.5%), Judaism (7%), Orthodox Christian (6%), Buddhism (4%), Uniting Church (3%) and Islam (2%). The local area contains approximately 30% of Perth’s Jewish population. A total of 19% of Dianella’s population did not have a religious affiliation or did not state it in the 2001 census. The Dianella community also supports numerous local cultural, social and recreational groups which strengthen and support its diversity. This includes numerous sporting associations, retiree and seniors groups and activities, a Lions and a Rotary Club, Guides and Scouts, an environmental group and cultural support and social groups. Dianella does not however have an identified community group pursing local interests such as a ratepayers association or resident action group, although the Mirrabooka Action Group is associated with the local area. A list of known community groups is listed in Appendix A.


Economy, Education and Employment In 2001 the local area had a total workforce of 9,597 people. This is a relatively high proportion of the total population (45%). The unemployment rate for the workforce appears to stay consistent with Western Australian averages and was approximately 4% in 2006. The most common employment sector for Dianella residents is sales, services and clerical, with 34% of the workforce working in this field. Residents could be working in any location, however there are several retail centres within the local area, and Morley regional centre and the Perth city centre also offer nearby sales, services and clerical employment. There are also reasonably high proportions of professionals (20%) and associated professionals (15%) within the population and the proportion of trades people (11%) and managers (7%) is consis tent with Perth averages. With regard to education, 36% of the population has a tertiary qualification, including 22% with a diploma or certificate and 14% with a bachelor degree or higher. In 2001, 44% of those aged over 15 had completed year 12 or equivalent. This is consistent with education levels in the Perth region. The income levels of Dianella Local Area residents are also consistent with Stirling and Perth averages. Of the 289 suburbs in Perth in 2001, Dianella was ranked 172 for highest individual incomes and 183 for highest household incomes. The median gross weekly individual income for the area is between $300 - $399 and the median gross weekly household income is approximately $750. Approximately 35% of all households have a gross weekly income of less than $500.

05

10152025303540

Manag

ers

Profes

siona

ls

Assoc

. profe

ssion

als

Clerical

/ Sale

s/ Serv

ice

Trades

person

s

Produ

ction/ T

ranspo

rt

Labo

urers

% o

f w

ork

forc

e

Key Occupations of Local Residents

02468

101214161820

nil

$1-$29

9

$300

-$499

$500

-$699

$700

-$999

$1,000

-$1,49

9

$1,50

0-$1,9

99

$2,00

0+

% o

f h

ou

seh

old

s

Gross Weekly Household Income


Key Socio-Economic Characteristics Overall it can be said that the Dianella Local Area population is characterized as an older population, although not predominately ‘aged’; with higher portions of females and moderate proportions of women and men of parenting age, and fairly low proportions of young or school aged children. The area does however have a higher proportion of traditional ‘nuclear family’ households when compared to other suburbs, yet these constitute only one third of all households in the area. The population is growing at a slow rate, due to its established nature, and major growth or significant changes to the characteristics of the population are not expected over the coming decade. Another defining characteristic of the population is its ethnic and cultural diversity.

Dianella’s workforce appears to be benefiting from the State’s current economic boom, rather than being left behind as other sectors of Perth’s population are. The area is experiencing low unemployment, has acceptable education levels and a solid range of professional, trades, retail, clerical and other professions that enable it to fit well in the current employment market of Western Australia. This suggests the Dianella Local Area’s population will continue to experience economic stability whilst conditions in Perth and Western Australian follow current trends.

Key Characteristics of the Local Area’s Population 2001 CENSUS DIANELLA

LOCAL AREA STIRLING LGA

PERTH REGION

Population 21,520 people 169,168 1.34 million Population growth rate 1% 0.6% 1.5% Median age 39 years 36 years 34 years Aged 65 or over 16.5% 14.2% 11.3% Aged 14 or under 17.5% 17% 20.6% Born overseas 39% 34% 31% Speak 2nd language at home 29% 21% 14% Average dwelling occupancy 2.2 people 2.1 people 2.4 people Nuclear family households 36% 23% 30% Lone person households 26.6% 32.5% 24.8% Tertiary education 36% 37% 36% Average individual income $300 - $399 $300 - $399 $300 - $399


3.4 Natural & Built Environment Profile

Natural Environment The native landscape of the Dianella Local Area has been significantly modified through the process of urbanisation and is now largely devoid of its native flora and fauna. The area is located on both the Spearwood and Bassendean dune systems and native vegetation includes Banksia, Marri, Melaleuca, Sheoaks and Jarrah. The area has significant topographical features to the north and north-east, with the high areas around St Andrews and the Montclair estate having views to the Darling Scarp. Dianella has a strong network of public open space with over 80 parks, reserves, drainage sites and landscaped areas dispersed across the precinct. Parklands include large reserves such as sports fields or protected bushland, community spaces for social events, and small parks for dog walking and children’s play. These open space reserves total to over 150 hectares, which is approximately 15% of the locality. The size, use and quality of these spaces varies considerably from reserve to reserve, as does the environmental and social value of different spaces. Two of the largest public reserves, Dianella Regional Open Space and Cottonwood Crescent Reserve contain ‘Bush Forever’ sites, identified under the State Government’s Bush Forever strategy for the conservation of bushland and natural environments across Perth. The two sites are reserved under the State Government’s Metropolitan Region Scheme and each contains several hectares of high quality Banksia woodlands (Banksia attenuata and Banksia menziesii). Each site supports a diverse array of native flora and fauna species including birds, reptiles and amphibians.

Cottonwood Crescent is also home to a significant population of Western Grey kangaroos - this is the closest wild population to the city centre. The site also provides a feeding habitat for threatened Carnaby Cockatoos. Remnant bushland covers approximately 4% of the total area of the City of Stirling and this is reflected in the local area. Local bushland and other reserves play many important roles in protecting biodiversity, wildlife and natural habitats and in contributing to the health of the environment. The City’s Green Plan 2 identifies open space reserves, road reserves and other areas that are important to bushland conservation and the protection of biodiversity through facilitating green links. The plan identifies 17 public open space reserves in the local area as having significant vegetation or linkages and also identifies the road reserves of Morley and Alexander Drive of providing ecological linkages. Other significant bushland sites that are not owned or managed by the City are found adjacent to the Channel 9 television station and at each of the five the local public schools.


Two other important elements of the natural environment in Dianella are the streetscapes and private gardens. The majority of front gardens and verges in the precinct are landscaped, to varying degrees with a variety of native and exotic plants, trees and grasses. Although landscaping varies from house to house and from street to street, there are common themes in some areas, such as consistent street tree types, or modern front gardens in newer estates. The combined effect of the landscaping and appearance of individual houses and verges within a given street come together to influence the overall ‘streetscape’ of a particular street. Attractive presentations and consistent themes in landscaping of gardens and verges can contribute strongly to a streetscape that creates a particular image or local character for the area. Road reserves and street trees within the precinct are managed by the City of Stirling, with individual landowners also able to contribute to maintenance and planting on verges in front of their property (in accordance with the City’s guidelines). There are a number of areas within the Dianella Local Area that have consistent street tree themes, particularly in the south of the precinct. These plantings assist in defining these areas and creating smaller sub-precincts within the local area. The density and age of different sub-precincts also impacts upon the natural streetscape, in a number of ways. The older areas have large front setbacks, many with mature gardens, whilst the redeveloped medium density areas have smaller front setbacks and often less developed gardens. The new residential estates have quite consistent six metre front setback areas with manicured and modern landscaping.

Individual plantings and front or back garden maintenance is currently the choice of individual landowners. As well as streetscape appeal, residential gardens can also play an important role in supporting local wildlife and biodiversity and have a significant impact on scheme and ground water use.


Land Use and Zoning The predominate land use in the Dianella Local Area is low density residential, with zonings ranging from R20 to R30. All residential land north of Morley Drive (excluding two large lots) is zoned R20; the southern half of Dianella has essentially three separate residential precincts - an area of R20, one of R25 and a large area of R30. The current residential zonings were gazetted between 1995 and 1996, following a comprehensive study as part of the City-wide density review in the 1990s. The reviews of south and north Dianella took a number of years to complete from initial study, to public consultation, amendments and final approval. The eventual result was that all areas initially zoned R20 generally remained at R20 and the dual coded areas south of Morley Drive and east of Alexander Drive were rezoned to a single density at a mid point between the dual coding (i.e. R20/R40 changed to R30). The past and current zonings in the south-east of Dianella have facilitated a significant amount of redevelopment. Some infill development has also taken place within the R20 areas, where many lots have been large enough to subdivide. Other land uses and zoning in the area include commercial, industrial and civic, as well as a large number of public use or parks and recreation reserves. Local public use reserves are used for primary schools and water, sewerage and drainage purposes. The Mirrabooka precinct is zoned as a regional centre and includes a number of ‘sub-zones’ to designate locations for retail, main street, residential and other land uses. The local area is bordered by a number of different land use precincts. A regional reserve, including bushland and the Atlas waste facility runs along the north boundary, above Reid Highway. To the west there are the medium density residential suburbs of

Westminster and Nollamara (both R40) and Yokine golf course, with McCauley Reserve and surrounding R30 development to the south east. These three adjoining suburbs are undergoing major redevelopment which is having a significant impact on their appearance and character, particularly Yokine, which is being transformed into an area of modern two storey town houses with small backyards. To the east, in the City of Bayswater, are the low density suburbs of Bedford and Noranda with densities generally between R17.5 and R25, with a strip of R40 abutting Dianella’s R30 area along Walter Road West. The Morley regional centre also abuts Dianella, residential densities immediately around the commercial area are generally high density R80 however this reduces to dual-codings of R17.5/R40 abutting Dianella.

Traditionally Dianella was subdivided with residential lot sizes usually between 700m2 and 900m2. These size lots combined with past and current zonings have facilitated ongoing urban infill over the past decades. Current lot sizes across the area now vary considerably, with a minimum lot size of 450m2 in the R20 areas and 350m2 and 300m2 in R25 and R30 respectively. However the low-density zonings across the area do not facilitate the major changes in housing form which enables significant population growth. Urban infill in Dianella generally entails demolition of one single house and replacement with two group dwellings (units) or an additional unit at the rear of an older dwelling, where possible. This does not create a significant net increase in population due to lower household occupancy rates in many new or small dwellings. In 2001 there was an average of 2.7 persons per each single house and an average of 1.6 persons in semi detached, unit and apartment housing. Yet it must be noted that all housing types contain a high proportion of small households, such as aged persons who choose to stay in the family home, or young couples.


Housing At the time of the 2001 census there were 9,638 dwellings in the Dianella Local Area. Between mid 201 and mid 2006 the City has issued approximately 600 building licences for new dwellings, many of these were within the new St Andrews estates whilst others were for infill development. However approximately 250 dwellings were demolished during this period, largely to enable infill development. The predominate form of dwelling in the area is single housing, constituting 67% of all dwellings. There is however a considerable proportion (27%) of semi detached dwellings, units and apartments, which total to over 2,500 dwellings - this is relatively high for a predominately low density suburb. The area also has a high degree of home ownership; 50% of the population fully owns the home they live in, with 23% paying a mortgage and 24% renting. Only 3% of dwellings are public rental properties. The high rate of full ownership, combined with lower than average mortgage repayment levels indicates the area has a high degree of long-term residents. The median house price in the suburb of Dianella was $435,000 in September 2006, whilst the Perth median was $380,000. Like much of Perth, Dianella has experienced substantial growth in residential property values over the last 12 months, with both Dianella and the Perth region experiencing a growth rate of approximately 30%. Median sale prices in Dianella have risen over $200,000 since 2002. The difference between Dianella median prices and the Perth average is decreasing, however Dianella generally remains more expensive than the Perth average. The range of property values in Dianella is somewhat reflective of the diversity of housing size and value across the Perth region, with 2006 sales ranging between $250,000 to over $1.5 million.

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

Separatehouse

Semi-detached/townhouse

Flat, unit orapartment

Fully owned

Being purchased

Being Rented

Local Area Housing Types and Tenure

$100,000.00

$150,000.00

$200,000.00

$250,000.00

$300,000.00

$350,000.00

$400,000.00

$450,000.00

$500,000.00

2002 2003 2004 2005 2006

Perth

Dianella

Median House Price Comparisons


The style, condition and age of dwellings across the locality varies considerably. A large amount of dwellings still remain from the initial boom period in the area of the 1960s, these are fairly simple single storey houses. Over time new architectural styles have been introduced to the area with new residential estates and successive housing booms, which has lead to a diversity of housing styles and sizes across the precinct. Most streets do not have a consistent architectural theme, except for some that have been newly developed that display similar size and scale housing with large, double storey detached houses, yet of different architectural styles. Double storey dwellings have been popular in Dianella for many years however they appear to becoming increasingly prevalent in some areas. New building licences for the area consistent of comparable proportions of single and double storey dwellings, yet show a clear trend of increasing house size (by floor area). Buildings of cultural heritage significance are recorded on the City’s Heritage List and the Municipal Inventory of Heritage Places. The new Heritage List identifies the highest quality/valued buildings which require conservation, it is included in the District Planning Scheme and affords statutory protection to these buildings. There are currently no buildings within the local area on the Heritage List.

The Municipal Inventory is a reference document of all buildings identified of having heritage significance, yet are not affected by statutory controls. Both the list and the inventory are currently being reviewed and changes may be made to the listings. Currently three buildings in Dianella are on the Municipal Inventory: § 199 Alexander Drive Dianella –Howlett & Bailey Architecture § 53 Shannon Road Dianella - 1969 Ivan Iwanoff architecture § 38 Sycamore Rise Dianella - 1977 Iwanoff Brutalist style

Local Area Housing Profile Single detached dwellings 67% Semi-detached, units & apartments 33% Average No. persons per dwelling 2.2 people Owner occupied homes fully owned 50% Paying a mortgage 23% Private rental housing 21% Public rental housing 3% Average monthly loan repayment (2001) $850 Average house price (June2006) $413,000


Commercial, Industrial and Employment Centres There are approximately 650 businesses operating in Dianella and 200 in the Mirrabooka Regional Centre at present. The number of recorded businesses in the area has stayed fairly constant over the past five years, which is consistent with City of Stirling trends, where there has been a fairly constant amount of businesses (approximately 12,000) since 1999. The volume of businesses in Dianella is comparable to that of Inglewood and Yokine, however these are smaller suburbs. There has been very little new commercial or industrial development in the area in recent years, however there has been upgrades and changes of use within existing commercial and industrial sites. There are seven commercial centres across the local area, varying in size from local, neighbourhood, district and regional. Each level of centre performs a different role in providing daily, weekly and specialist goods, with the district and regional centres also playing important roles in providing essential services, community amenities and local employment. The City’s draft Local Commercial Strategy identifies that there is an adequate number of centres in the area, most with an appropriate retail floor space. Modeling has shown that some centres, especially Mirrabooka, have the potential for some expansion over the next twenty years. The commercial centres across the local area (including Mirrabooka Regional Centre) employ a total of approximately 3,000 people. Dianella is also adjacent to the large Morley Strategic Regional Centre which supplements local employment and commercial needs. A small industrial precinct is located at the southern edge of the local area, between Elsegood Street and Walter Road. There are 20 industrial properties, predominately used for service, storage

and manufacturing uses, with floor space totaling to approximately 20,000m2. In 2002 the Dianella industrial complex employed approximately 190 people. The long term operation of industrial activities in this area is somewhat uncertain given the preference of some landowners and Council support for redeveloping the area for residential uses. The number of people working from home is difficult to accurately determine as many people may not have applied for approval from the City. This is particularly the case with home offices, were there is no signage, customers or staff required. In 2006 the City has approved 17 Home Offices and in the last 3 years the City has approved 20 Home Occupations or Home Businesses (those that involve customers and/or staff) in Dianella. Other major employment nodes within the local area include the television stations, Mirrabooka High School and St Andrews Grammar.

Current and Potential Floor space in Commercial Centres CENTRE Existing NLA 2002 Potential NLA 2026 REGIONAL Mirrabooka

39,432m2

50,480 m2

DISTRICT Dianella Plaza

15,004 m2

14,400 m2

NEIGHBOURHOOD Coode St/Walter Rd* Walter Road* *Part outside Stirling

2,495 m2 3,915 m2

2,327 m2 3,441 m2

LOCAL Bayley Street Pimlott Street The Strand

563 m2 564 m2 500 m2

635 m2 1005 m2 745 m2


Community Amenities The City of Stirling operates a public library, a community centre, a child health centre and a recreation centre in Dianella and a library and recreation centre at the Mirrabooka regional centre. These centres offer a range of services and recreation activities for the community including a fitness centre, a seniors Autumn Club and school activities. The recreation and community centres also provide a meeting and activity space for the many local community groups to pursue their interests. There are also a number of private community meeting and recreation places, such as the Dianella Hotel, churches and Jewish meeting houses. There are several places of worship operating in Dianella to cater for different religions, including Anglican, Catholic, Uniting and Orthodox churches and a mosque. The local area has a good range of education establishments with a total of ten kindergarten and pre-primary schools, eight primary schools (public and private) and one public and one private high school. The local area is also in close proximity to Balga TAFE and Edith Cowan University, for tertiary education. Other community facilities in the local area include aged care and retirement homes, including Hellenic Aged Care, Perth Jewish Aged Home Society, Ashler Glen Masonic Retirement Home and Rosemount Retirement Centre.


Movement Network The movement network through Dianella is defined by two sets of perpendicular roads running through the suburb, Morley and Alexander Drive, and Yirrigin and Dianella Drive. Reid Highway, Nollamara Avenue, Cresswell Road and Walter Road form physical edges to the precinct as well as connect it to surrounding areas. Dianella has a good level of public transport, compared to other middle metropolitan suburbs. There are numerous bus services passing through the area, including the high frequency Circleroute and services from Mirrabooka bus station to Morley bus station, the central city and other surrounding suburbs. The Mirrabooka bus station is undergoing major improvement as part of the Mirrabooka Improvement Strategy to make the station safer and more appealing to the public. The City’s Bike Plan identifies shared paths and safe bike routes across the City. There are currently no principal shared paths (dual-use paths) in the local area. Dianella Drive, Light Street, Surrey Street and the Strand are identified as the key bicycle routes through the area. The area has a well connected footpath network, with footpaths along all major roads and local distributors and many of the longer or busier local roads. However many smaller local roads do not have footpaths. Census data from 2001 shows that approximately 50% of all households own two or more cars and 9% do not own a car at all. When asked to nominate their method of transport to work, 74% of the local workforce stated that they drove a motor vehicle, 4% worked from home, approximately 7% took public transport and only 1.5% walked or cycled to work. Walking and cycling are however among the most popular recreation activities in Australia.


4 COMMUNITY VISION & VALUES 4.1 Community Engagement Process One of the City of Stirling’s primary aims of the local area planning programme is to create stronger bonds and better lines of communication with its communities. The City recognises that many residents and business operators have a keen interest in the planning for the future of their neighbourhoods, and that fair and balanced planning is best delivered through the active involvement of those it affects. Wide public consultation prior to preparing plans can also produce plans that are better informed and publicly supported. The local area planning programme was therefore introduced to provide the City with an effective method for working together with local communities to create clear and strong visions for each locality. To develop sound local area plans there needs to be a high degree of public involvement through a thoughtfully designed public consultation program that is effective in the following five key elements:

1. Identify who makes up the local community and what other stakeholders should be consulted.

2. Encourage a wide representation of the community and stakeholders to take part.

3. Enable people to be actively involved in planning and decision making from the start of the project.

4. Ensure community views and values are understood and incorporated into subsequent plans.

5. Ensure public satisfaction through the adoption and implementation of a plan they support.

The Dianella Local Area community members, groups and stakeholders that were identified included landowners, residents, business owners, community interest, social, environmental and cultural groups, local schools and government agencies. To encourage a wide variety of people to participate, advertising, personal invitations, a random mail out, local word of mouth and other marketing techniques were used. Three different events were undertaken, so that people could get involved in different ways, and the events were carefully designed so that people could have a real impact on decision making. These events were undertaken prior to the local area plan or actions being developed by the City so that community input would be integral to the plan, not an afterthought, and the consultation results are now being translated into action.

The City engaged public consultation experts who have been involved in major planning and local government consultation projects across Western Australia to assist in the design and conduct of the public consultation process. A three-stage community engagement programme was designed to gain the active involvement of the local community and relevant stakeholders in the discovery of issues and opportunities, developing a vision, and identifying community priorities. The key objectives for the consultation brief were:


Ø To engage and retain maximum community involvement from the City’s diverse demographic profile and many active groups, being particularly inclusive of ‘silent voices’;

Ø To work with the community in developing a vision for the Local Area and subsequent objectives;

Ø To develop strategies with the community, in accordance with relevant strategic and statutory documents, for the formulation of an outcome based action plan;

Ø To incorporate the City’s objectives and visions as outlined within the City’s Local Planning Strategy and other key strategic and statutory documents;

Ø To engage the community in ‘active’ decision making that will deliver tangible results, which will result in a positive change in the community’s perception of Local Government.

Expert and Stakeholder Groups Workshop

A one-day stakeholder workshop was conducted on 24 March 2006 to commence public consultation for the project. The aim of the workshop was to bring together a range of key stakeholders to conduct an ‘expert workshop’ to review current issues, policies and forces affecting the local area and to identify specific opportunities and constraints within the area. To achieve this a ‘triple bottom line SWOT analysis’ was conducted, i.e. identifying and discussing economic, social and environmental Strengths, Weaknesses, Opportunities and Threats. This information was required to develop questions for a community survey, to produce data for further community discussion, and to assist in the local area plan formulation. The objective was to discover a wide range and amount of information regarding the local economy, environment and community. The workshop did not concentrate on problem solving or community priorities.

Council officers from relevant business units, State government agencies and a range of community organisations/representatives were encouraged to attend the workshop. Community availability/interest in the weekday event was limited and the total of 25 participants included Council staff, community and State Government representatives. Notwithstanding the relatively low attendance, the workshop was very useful in bringing together staff from different business units to share knowledge and experiences, external participants also had strong knowledge and experience across economic, environmental and social fields. In summary, a good range and number of strengths, weaknesses, opportunities and threats were identified across the three fields. The data produced is discussed further in this document and the SWOT summary is presented in Appendix B. Community Survey

A community survey was designed by the consultant team, based on topics of interest identified by the City and on the issues raised at the Stakeholder Workshop, including questions suggested by participants. The aim of the survey was to capture community values and attitudes and establish an accurate picture of the community’s aspirations and concerns. A random sample of 4,000 local residents was obtained from the electoral role in order to achieve a representative sample of the total population. The size of the sample (4,000 people) ensures a wide range of age and other demographic features is represented and the response rate of 535 surveys provides a 95% confidence level that the results are no more 4.5% different to the results that would be obtained by surveying the total population (22,500 people). A shortcoming of the response rate was however a very poor response from those


aged 18 - 29, a total of 23 surveys, which is too small a proportion to accurately represent the wider opinions of this aged group. The survey contained 15 questions to gauge residents perceptions on attributes and services; what is special in the area and what needs to be improved; activities undertaken by residents in and outside the area; opinions on the area’s character and density; and satisfaction levels with the City, the local area and services and facilities. The result of the survey were summarised by the survey consultant as:

‘Residents of the Dianella Local Area were very satisfied with the areas as a place to live, and wanted to see moderate change to the area over the next 20 years. They exhibited a general desire to find a balanced solution across most areas of consideration.’

Dialogue with Dianella – an innovative community planning forum

The ‘Dialogue’, held on 29 April 2006, was a large one-day meeting designed to enable multiple small group discussions to be brought together as one large community dialogue. This was done through small table facilitated discussion, networked computers and a team that analysed inputs and projected feedback to the meeting of the most common themes and comments. Participants then voted on this feedback to create lists of community priorities. The aim of this day was to encourage maximum sharing of information and opinion, both between the City and residents and amongst residents in order to create in-depth discussion and deliberation on key issues. The format of the day allowed all comments to be recorded to achieve maximum participation, the system recorded individual, table, minority, and whole group inputs.

A total of 135 participants, predominately local residents aged 40 and over, took part in the six hour forum. Four main discussions were conducted on the topics of ‘Vision for the Future’, ‘Guiding Principles’, ‘Things to Keep and Change’ and ‘Unexplored Potential’. A common result of most table discussions was individuals putting forward ideas and requests of physical changes and improvements in the area. Social attributes and activities were highlighted, to a lesser degree, and a desire to keep some key elements demonstrated some fear of loosing key assets or attributes. Group consensus was also found on many issues. Participant satisfaction with the Dialogue was high, with feedback indicating 89% of participants thought the day went quite well or very well. Between 70-80% of all participants felt that the outcomes of the day reflected their own views and their table’s views well and that common ground for the whole group had been identified. Over half of the participants stated that their views had changed or broadened significantly as a result of the deliberations. Participants were given a summary report at the end of the day and the full data set was recorded by the City for further analysis.


4.2 Key Consultation Findings The community engagement programme was designed to elicit information and opinion from the community and stakeholders on a vision for the area’s future, and on a range of issues and topics relevant to the area and to the City of Stirling’s responsibilities, such as community development, recreation or housing. The topics covered are presented and analysed in this and the following Chapter (5) and the consultation findings are also central to the Local Area Strategy in Part 1. The consultation methodology was designed to gather different types of information from participants in order to develop the total local area plan. The key areas of investigation were: Ø Community Values Ø Issues and Concerns Ø Opportunities and Ideas Ø Vision for the Future of the Local Area Ø Community Priorities

Community Values The workshop, survey and Dialogue were all utilised to investigate what the core values of local residents are – how they feel about the area in which they live; what’s important to them in the area and in planning and decision making; and are there commonly shared values that can be considered ‘community values’? They survey demonstrated that residents are generally quite happy with their local area. When asked how satisfied they are with Dianella as a place to live 77% of respondents gave a positive response and only 11% fell towards a negative response – only 1%

were ‘very dissatisfied’. Analysis of community feedback indicated that this satisfaction with the area appears mainly to come from moderate to high levels of satisfaction with the types of services and amenities available, the general condition or appearance of the area, feeling safe and secure, the area’s location in the metropolitan region, and the mix and amount of people living there.

Overall, how satisfied are you with the Dianella Local Area as a place to live?

20%

23%24%

10%

12%

5%4%

1% 1%

1 2 3 4 5 6 7 8 9

Very satisfied

Very dissatisfied

Residents feel that the area does not really have an identifiable character or image. Some suburbs or locations are easily identifiable with an image or character, sometimes positive or negative, such as a heritage, vibrant or even dangerous image. However the Dianella Local Area is considered to have a relatively indistinct and neutral character, only 18% of survey respondents felt the area had a distinctive character. Other consultation findings indicated that some people felt the area had a boring, suburban image, being indistinct from other Perth suburbs. However when asked whether people felt the local area’s character was positive or negative most people felt it was neither. Only 14% felt it had a negative character – only 2% said very negative.


Aesthetic elements were identified as key elements contributing to what character the locality does have. Landscaping, maintenance and general appearance were thought to contribute most to the current local character and, importantly, these three elements were also identified as most important for developing a stronger local character. The type of people living in the area was also identified as influencing its character, whilst the built form was not considered to make a significant contribution.

What things most heavily contribute to the character of the area?

CHARACTER ELEMENT % RESPONDENTS

Gardens, plants and trees in the area 64%

The level of maintenance (parks, verges) 62%

The overall appearance of the area 62%

The mix of family types 40%

Income levels / occupations of residents 36%

The mix of cultures in the area 33%

The ‘density’ of development / building 33%

Architectural style(s) 24%

The age of the buildings 18%

The level of activity or vibrancy 13%

The importance of the natural environment and landscaping to the local community was emphasised in several aspects of the consultation findings. In the survey, parks and reserves were clearly identified as the most special places to residents, especially by those living close to Dianella Open Space and Breckler Park. Bushland conservation, park maintenance, trees and private gardens and a general green leafy image were all major points of

discussion of the Dialogue and the SWOT analysis. The community vision (see p.54) demonstrates that a green leafy image for the local area is the most common and supported community value. The Dialogue enabled the development of ‘guiding principles’ – core values the community commonly share (although not universally agreed upon) that should guide the future direction of the area: Social guiding principles § Safe and secure environment - security patrols and lighting. § Provide for special needs sectors of the community - services

and facilities for youth, seniors, disabled and ethnic minorities. § Improve community ‘wellness’ - promote and share recreation

facilities and increase health and medical facilities. § Bring the community together - celebrations and activities.

Economic guiding principles § Encourage a land use mix which promotes economic growth -

key areas of mixed use residential, recreation and commercial. § Support local business - strengthen and support commercial

centres, small business and home businesses. § Make workplaces more accessible - proximity and access. § Review the value/role of the industrial precinct. § Density has an economic value - some medium density needed.

Environmental guiding principles § Sustainable water use - public and private. § Energy efficient building design. § Quality and quantity in open space provision. § Protect and promote native flora and fauna - parks, reserves,

gardens, trees and verges. § High quality waste removal and recycling service.


Issues and Concerns The SWOT workshop was used to identify what concerns individuals had about the local area and what issues need addressing, resolving or further exploration. The workshop harnessed the knowledge, experience or technical expertise of those who work with or in the local area, with local community groups, or in key disciplines. The main concerns or issues to be addressed identified in the local environment, economy and community include: § Negative impacts of infill development – loss of bushland

and backyard trees, poor design of new housing. § Lack of sustainability/environmental policies. § High resource use and waste generation. § Ageing housing stock and social infrastructure. § Lack of housing diversity to meet community needs. § Boring image of the area. § Lack of local employment opportunities. § Need for economic and employment diversity. § Possible evening and night-time activity/economy. § Limited land for economic growth and diversity. § Poor design of retail centres. § Commercial competition from other areas. § There is no central heart to the area. § Communication problems between community and Stirling. § Lack of community interaction and strength. § Lack of services for the aged – social, health, security. § Lack of facilities and spaces for youth and children. § Dependence on cars, lack of transport choices and public

transport problems.

Whilst community consensus or some level of agreement could be found on many issues, there are other issues that are more contentious, where different sectors of the community have opposing views that are difficult to reconcile. The main example in Dianella is the issues of housing density. As the table below shows, there are sectors of the community that want densities raised or lowered, whilst a large portion prefers them to stay as is. How attractive are the following density and zoning options to you?

Very attractive

Quite attractive

No strong opinion

Not very attractive

Not at all attractive

Whole area remains low density - zoning left as it is.

49% 22% 14% 10% 5%

Changes allow some areas of slightly higher density.

9% 28% 13% 22% 28%

The area where you live is changed to a higher density zoning

7% 10% 7% 20% 56%

Changes allow some areas of medium and some high density.

6% 18% 15% 24% 37%

Zonings are lowered to stop any more subdivision.

29% 21% 21% 16% 13%


Analysis of relevant questions from the survey shows that there are four distinct groups in the community with different opinions on density: Group 1 (41% of respondents): Are opposed to increased density zonings, yet are attracted to both retaining the existing zonings and also to reducing zonings to prevent further subdivision. Group 2 (19%): Are happy with current densities. They don’t mind introducing some areas of higher density development – so long as it isn’t in the area where they live themselves. They do not find high-density development or lowering densities attractive. Group 3 (24%): Are somewhat undecided. They are moderately and equally attracted to increasing, decreasing or maintaining density elsewhere, but do not want densities increased where they live. Group 4 (16%): Are the opposite of group 1. They are not satisfied with current densities and do not support lowering densities. They support increasing densities in some areas – including where they live. They are also quite attracted to zoning that allows some areas of high-density development. Analysis of demographics does not show that these groups are heavily influenced by how long people have lived in the area or whereabouts they live - although those in the R25 and R30 areas more often stated densities were too high. In summary, 41% of residents want densities to stay as is or be lowered, 16% want densities to be increased, and 43% show some support for increases in densities in the area as long as it’s not where they live.

The community’s environmental values were highlighted in the issues and concerns raised in consultation. The loss of bushland, backyard gardens and trees were raised as issues of concern to many participants in all three consultation exercises. Sustainability issues were also repeatedly raised, such as water and energy use by individuals, Stirling and businesses. The survey responses also showed fairly strong support for sustainability or environmentally friendly building controls being introduced. There was however considerably less support for guidelines that control building design from an aesthetic point of view. The topic of traffic and transport was also raised as an area of concern for a number of residents. Different issues were raised including traffic management - such as speeding on local streets; the availability and frequency of public transport; and facilities for walking and cycling. The demand for cycling facilities, such as dual use paths, was the most dominant traffic and transport issue. Although a high amount of bike use by residents was not identified, the desire for more non-car based transport may relate back to environmental values. Other notable issues that reoccurred in consultation was the concept of ‘community’, with people feeling there was a lack of interaction and activity and 45% of survey respondents stated the ‘sense of community’ was too weak. Local employment opportunities were also of concern - most particularly the lack of range of employment outside of retail. 44% of survey respondents felt that the opportunities to work in the area were about right, yet 53% felt that such opportunities were too few. The table overleaf summaries how residents feel towards a range of local issues.


How do you feel about living in the Dianella Local Area?

A lot

A little

About right

A little

A lot

The balance of residential areas with business and entertainment areas is:

Too much residential

2% 14% 77% 6% 1% Too much business / entertainment

The variety of people living in the area is (aged, ethnicity, occupation etc):

Too mixed 6% 11% 76% 7% 0% Not mixed enough

The amount of parks and ovals within walking distance of your home is:

More than you need 3% 6% 76% 10% 5% Not enough

The range of sizes and types of housing in the area is:

Too much variety

5% 8% 71% 12% 4% Too little variety

Availability of public transport in the area is:

Too much 1% 4% 64% 22% 9% Too little

The amount and range of community facilities, services and activities is:

Too much 0% 3% 62% 28% 7% Too little

General traffic flow and parking in the area is:

Too congested 10% 23% 61% 5% 1% Not as busy as it could be

The amount of bushland, wetlands and trees conserved in the area is:

Too much for an urban area 2% 3% 60% 22% 13% Not enough

Housing densities in the area are: Higher than they should be 12% 24% 55% 6% 3% Lower than

they should be

The sense of community is: Over-powering 1% 2% 52% 37% 8% Too weak

Consideration for the needs of people who get around on bike or on foot is:

Too high 1% 1% 44% 34% 20% Too low

Opportunities to work in the area are: Too great 1% 2% 44% 41% 12% Too few


Opportunities and Ideas Dialogue participants were asked to discuss the unexplored potential of the Dianella Local Area and put forward their ideas for different areas; the SWOT also identified local opportunities. Opinions and ideas varied but the most common ideas included - Ø Develop Dianella Plaza as the heart of Dianella with mixed-

use or recreation, dining, medical and community facilities. Ø Upgrading and centralising community facilities such as the

library, community centre and child health clinic. Ø Higher residential densities around shopping centres. Ø Improve the appearance and range of built form and housing. Ø Elsegood Industrial area to become mixed-use including

residential, parkland and cafes. Ø Cleanup and develop vacant sites especially at Dianella Plaza

and Walter Road. Ø Explore opportunities from the television station precinct. Ø Develop or promote alternative transport to car use. Ø Better weekend public transport options. Ø Improving footpaths and cycleways e.g. cycle plan for the

whole suburb, dual use paths and overpasses on major roads. Ø More aged care facilities e.g. on Council and civic land. Ø More entertainment and nightlife for all ages. Ø More activities and facilities to bring the community together

e.g. concerts, recreational walks, public participation. Ø Harness the potential of the diverse population e.g. celebrate

different cultures, develop a retiree’s volunteer force. Ø Upgrade and better utilise Jim Satchell recreation centre. Ø Shared use of Stirling, Bayswater and school facilities. Ø Develop facilities such as an eco-centre, cafes and youth

facilities at the larger open space reserves.

Survey participants were asked to identify one thing that was missing from the area, that they went elsewhere for yet would like to see in the Dianella Local Area. From all the individual suggestions a strong theme emerged - dining, entertainment and nightlife are the main things missing in the area. Many residents often went elsewhere for an evening meal, a drink and weekend entertainment. A range of speciality shops, commercial services and a lack of department stores was also commonly mentioned, approximately 85% of residents do their grocery shopping in the local area, yet 80% go elsewhere for other shopping needs. A lack of vibrancy in the area was highlighted throughout the consultation findings and this is perhaps the reason why there was moderately strong support for the establishment of a mixed-use town centre with a variety of shopping, office, entertainment and medium density residential developed. Of those who supported the concept, the Dianella Plaza precinct was the clearly preferred location. However 23% of survey respondents were strongly opposed to the concept anywhere in the local area. Improvement or redevelopment of the Dianella Plaza precinct was strongly demanded by the community, especially Dialogue participants. Improvement of the Mirrabooka Regional Centre were also sought, however this centre was not so readily associated with the local area. Other places for improvement included parks and road verges, vacant sites and community centres.


Vision for the Future of the Local Area Developing a commonly embraced community vision is a major objective of the Local Area Planning Project and as such was a focus of Dialogue with Dianella. Participants submitted their individual visions for the future of the area in ten to fifteen years time at the start of the day, then following the day’s discussion they reflected on their own and other’s suggestions, then ranked and voted on a selection of the most popular vision themes. The top ten vision themes and the degree of votes they received are displayed in the graph below. The outcomes of the visioning exercise were

Vision for the Future – Top 10 Community Preferences

0 200 400 600 800

10. Area remains the same as now

9. Some areas of increased density

8. Improved pedestrian access

7. Diverse population

6. Transport choices other than cars

5. Improved public transport

4. Revitalised Dianella Plaza precinct

3. A safe place to live

2. Vibrant suburb with community spirit

1. Green leafy suburb, parks & bushland

reinforced by many of the comments and findings of the Community Survey and the Stakeholder and Groups Workshop, where similar visions to the top 10 list were also highlighted. Overall, residents do not want to see radical change in the area over the coming years; survey responses illustrate residents generally want to see a moderate degree of change, with a minority wanting little to no change. Rather than total change residents want improvements in certain key locations and strengthening or protecting existing positive features.

The community vision for the Dianella Local Area is for it to have a green leafy character dominated by trees, parks and bushland. Key precincts will become more vibrant through improved commercial and community amenities and an active, diverse community, yet the area will maintain the feeling of a safe place to be. Improvements will be sought in areas of concern, such as transport and housing choices, yet in 2020 the area will still feel quite similar to how it does today.


Community Priorities In order to develop an action and implementation plan for the local area it is essential to identify what is most important to the community and what issues need to be addressed first. It is also necessary to identify what can realistically be achieved in a short term time frame and what other issues and opportunities require longer term investigation or implementation. This requires acknowledging that not all ideas can be achieved, rather effective planning and management requires selecting the proposals that have the most community support, are the most needed in the local economy, community or environment, or will have the most significant impact or benefit. To assist in this process the community engagement process has been used to identify what is important to the local community, to individuals or to specific groups. The survey and Dialogue have produced information on community priorities – issues or ideas that are important to the most amount of individuals and the collective community. The following table presents the most important areas residents want to see improvements in. This includes physical areas as well as aspects of the local area community, environment and economy. It shows the number one preferences and how often each aspect was in an individual’s top three. Clearly cycling, traffic and parking issues were top priorities, as were conservation and community amenities. Changes to housing density could however mean either lowering or increasing current levels. The graphs overleaf illustrate the top five priorities for things that should be kept in the local area and the top five things that need to be changed. These priority lists are a result of deliberations, voting and rankings in the Dialogue.

What three local aspects would you most like to improve?

LOCAL ASPECT

Most

Important

Top 3

Preferences

Needs of cyclists & pedestrians 17% 44%

Housing densities 14% 29%

Traffic flow and parking 14% 29%

Bushland, wetland, tree conservation 11% 30%

Community facilities, services, activities 10% 36%

The sense of community 9% 23%

Availability of public transport 8% 24%

Parks & ovals within walking distance 5% 15%

Opportunities to work in the area 4% 16%

Housing, business & entertainment mix 3% 12%

The variety of people living in the area 2% 10%

Range of sizes and types of housing 2% 14%


Top 5 Priorities - What we want to KEEP

0 100 200 300 400 500

Ongoing upgrading of shoppingcentres

All schools and surrounding bushland

Low density residential zonings

Recreation facilities and activities

Greenery, bushland, open spaces

Top 5 Priorities - What we want to CHANGE

0 200 400 600 800 1000 1200

Create central community hub/towncentre

Better traffic control and parking

Improve transport choices

Build dual use pathways

Revitalise plaza/hotel/library precinct


4.3 Other Public Consultation Findings In addition to the community consultation undertaken for local area planning, the City also regularly consults with the public on a range of projects and in periodic reviews of its service levels. Some of these major projects should be compared with local area findings:

Community Needs Study The Community Needs Study, conducted in 2005, was a comprehensive City-wide project. The study aimed to identify if the City is providing the services, facilities and programmes required by existing communities, and if they will meet community needs for the coming ten years. The findings assist in planning, programming and funding decisions and also provide insight into local priorities. In one exercise participants selected their preferred scenario on where future population and housing growth should be accommodated. Generally there was more preference for ongoing infill development at a low to medium density level, rather than nodes of high-density development. However residents of the south-east of the city (including south Dianella) were those most in favour of higher densities along major roads and around shopping centres, public transport and community facilities, as well as being less supportive of ongoing general infill development. This is consistent with the local area planning findings. Residents in the south-east of Stirling were also least in favour of disposal of small undeveloped parks and reserves, 56% of those involved in the study wanted to retain all ‘pocket parks’. However residents in the north-east were slightly more in favour of the sale of

some small undeveloped parks to use the proceeds for upgrading other local parks. The Dianella local area consultation found however there was not support for disposal of parks and that residents North of Yirrigan Drive and those in the south-east of the local area felt there was not enough local parks. The Study also identified services and facilities that residents and businesses would most like improved. Out of a list of 33 services and facilities provided by the City, the top areas for improvement requested by residents in both north and south of Dianella included:

• An increase in local park facilities; • An increase in street lighting; • An increase in verge mowing; • Additional programs and facilities for young people; and • An increase in footpath and cycleway maintenance.

Customer Tracking Surveys Annual telephone surveys are conducted to assess residents’ awareness, usage and satisfaction with the City’s services and facilities. The results are City-wide rather than locally specific yet provide guidance on areas for improvement. In 2005 the services and facilities that received the highest resident satisfaction ratings were the City’s libraries, community centres, and child health centres, as well as parks and reserves and services for the elderly and disabled. Residents were least satisfied with noise control, dog control, road maintenance and planning and building approval services. There are some similarities here with the local area findings, however the surveys found a demand for improvements in the City’s services, whilst the Dianella community priorities were more focused on improving locations and attributes within Dianella.


5 KEY ISSUES & OPPORTUNITIES 5.1 Open Space & the Natural Environment

Community Value & Local Character Community consultation has identified that open space and the natural environment are the most valued aspects of the local area. The community vision, community priorities, the survey and SWOT analysis all demonstrate that these elements are integral to the current character of the area and important in developing a stronger local identity. Physical changes due to urban infill, combined with rising environmental awareness have led to more community concern for the natural character of the area. Yet it is evident that the community has felt somewhat powerless to stop the degradation of this character and would like more involvement in decision making, or more action from the City. It is very important to the community to both protect existing bushland, vegetation, trees and spaces, as well as to improve plantings, landscaping and open spaces. This will protect what is special about the area and build on this character to develop a more distinctive locality. Local identity can be enhanced through developing street tree or streetscape planting themes for specific precincts, and by the City and residents increasing locally native landscaping in reserves, verges and private gardens. Widespread planting of the Dianella plant could also create a unique and meaningful landscape character. Limiting further infill development, by maintaining current residential zonings can provide a strong degree of protection to existing gardens and trees. The City should also investigate possibilities for protecting significant trees on private land.

Street Trees The loss of street trees has been raised as a significant concern by many in the local community. The City highly values the environmental and aesthetic value of its street trees and does not support their removal when they are merely not wanted by abutting property owners. However when a property has development potential under its current zoning and development cannot be achieved without removal of a street tree, than its removal is usually supported. This is done to support infill development in established areas of Perth so as to reduce outward urban growth with the associated loss of bushland and other environmental problems. The City may also remove trees that are diseased or dangerous. The City’s Street Tree Removal Policy controls the removal of street trees and facilitates replacement of trees when they are removed through development. The City also has an ongoing program of street tree planting and planting new trees at a property owner's request. In 2006 over 60 street trees have been planted in Dianella. However plantings can be constrained by adjoining property owners refusing new plantings, people damaging and removing trees and insufficient room within the verge. At present removal is surpassing replacement in Dianella and illegal pruning and removal of trees is evident in the area. Individual requests from property owners offer the most realistic opportunity for increasing street tree numbers. The City is supportive of planting requests where ever possible and it proves a much more long term success than planting trees in locations against owners desires. Nevertheless the City must continue to pursue replacement at development sites and place more emphasis on the whole streetscape and the wider


community’s desires, removal at one site could be balanced by planting elsewhere on the street. Negative variations to the City’s Street Tree Removal or Landscaping policies should not be supported in the Dianella Local Area.

Parks & Reserves Parks and reserves across the local area are highly valued by the community. Dianella Regional Open Space and Breckler Park have been identified as the community’s favourite local places, and bushland reserves are also valued by many. Generally the City is facing demands for more parks or easier access, increased facilities, and reticulation of reserves; yet these were not raised as major issues by the Dianella community. The consultation findings show local priorities are a concern for a loss of open spaces and bushland and for sustainable water use and waste management.

Where do you feel that the balance should lie between:

6% 5%7% 7%

55%

8%4% 3%

5%

1 2 3 4 5 6 7 8 9

Fewer parks and ovals, but those

provided are bigger and/or

have more facilities

More parks and ovals provided,

but with less facilities and/or

reticulation

Community Survey Response

The majority of residents are satisfied with their access to parks, although this was a key area for improvement for residents north of Yirrigan Drive and has previously been identified by the City as an issue in the south-west of the locality. The amount and quality of facilities within parks was also not highlighted as a major issue, yet there is a community desire for more places and activities that bring people together. There is considerable opposition to the sale of small, underused parks to pay for improvements on others. If any disposal is to be considered by the City, further consultation will be needed with all residents close to the site. The development of a local area open space plan should concentrate on opportunities for developing ‘community parks’ as key places for interaction, and on bushland conservation and increased tree planting. Resource Use & Sustainability Planning for the future of the local area must consider the sustainability of current practices and situations. The City has a very successful waste management programme with up to 70% of household waste being recycled, however there continues to be some misunderstanding and mistrust of the programme within the wider community. Ongoing promotion of the program is needed, especially for new residents to Stirling, (although less resource use in the first instance is much more preferable). The local community also supports measures for more sustainable natural resource use, particularly with regard to water and energy use in private dwellings and parks. This is very important given current environmental and resource problems WA is facing. The state government has an important role in promoting and encouraging better management of natural resources and better housing design. The community desire for more alternatives to private car use should also be supported by state and local


government through the provision of more sustainable transport options. Better management of urban infill and the associated environmental problems is also required of both government levels.

Biodiversity Conservation The Local Area is in the fortunate position of having a number of large bushland areas protected as designated reserves. Having both appropriate size areas and a connected network of bushland and vegetation is essential to maintaining the biodiversity of local fauna and flora. Maintaining this network in Dianella is assisted by the City’s Green Plan 2 and the state Bush Forever strategy, which both identify ecological links and areas for protection and improvement in the local area. There are however a number of areas of remnant bushland within Dianella that are not owned or managed by the City. Green Plan 2 identifies that there are significant bushland areas at Mirrabooka High School and at the four state primary schools. The City should continue to encourage each of these schools to retain and manage these important areas. The Department of Education and Training have shown initial interest in partial disposal of surplus land at some of its schools within Stirling. Any rezoning or redevelopment of sites in the local area, if supported by the City, should seek to have significant bushland areas dedicated as reserves. There is also some interest by the television stations to relocate or to dispose of surplus land. This precinct has remnant bushland linked with Cottonwood Crescent Reserve and supports the local kangaroos. Retention of bushland and ecological links should be sought in any future development, disposal or rezoning within the Media Precinct. This could be achieved through higher density tradeoffs for part residential redevelopment / part conservation.

5.2 Community Development & Facilities

Community Cohesion and Involvement The Dianella Local Area has a large and diverse population with a mix of ethnic and cultural backgrounds, as well as diversity in age, income and employment demographics. This diversity has been identified as a great community asset, something that should be celebrated and maintained into the future. Many people do feel however that the sense of community is too weak and that there needs to be more community spirit and more involvement in local activities. Having a ‘vibrant suburb with community spirit’ is the second top priority of the community vision for the future. Community bonds can be built through more involvement in local events and activities; more physical activity that brings people out onto the street or taking part in activities were they can interact; and in having attractive, safe places were people want to meet and socialise. A stronger community can also come through more community involvement in decision making and planning. Developing a greater sense of community is a complicated goal, and not something that can be purely manufactured. Local government, community agencies, interest groups and community members all have an obligation to ‘get involved’. The Dianella community has expressed a desire to be more active and involved, and many have demonstrated this by taking part in the Dialogue. The City of Stirling must continue to support and facilitate this community development. Opportunities for the City to do this include:

• The development of a community hub that brings people together for social, leisure and local needs.


• Development of more community parks in the area. • Continued support for Mirrabooka Picnic by the Ponds and

concerts at Dianella Regional Open Space. • Working with groups such as the Youth Advisory Committee

and Retirees WA to support youth and seniors aspirations. • Connecting residents to existing local sporting, social and

support groups. • Providing guidance to those wanting to host community

events or to start local community groups. • Continued improvements to communication between the City

and local residents through direct mail, the City’s website, notice boards, meetings and events.

• Appointing a Dianella Local Area coordinator to provide a point of contact and to strengthen City of Stirling and community ties.

Community Amenities and Services The Dianella community is able to access a wide range of amenities and services within and around the local area. The community is fairly satisfied with their access to facilities such as parks, shops, schools and libraries and there is generally a good level and distribution of such facilities through most of the area. Residents have also acknowledged that they have some good specialist services such as the City’s security patrols or meals-on-wheels. These amenities are valued by the community and are important to be retained in the area. However some residents have identified that the City’s facilities in the area are aging and others are not aware of all the facilities and services the City offers. ‘Improvements to community facilities, services and activities’ was a top priority for survey respondents.

The City has also recognised that the Dianella Community Centre, Jim Satchell Recreation Centre, the Child Health Centre and Dianella Library are aging, and are somewhat underutlised due to their condition and dispersal across the locality. The consolidation of these facilities into one contemporary, multifunction centre is something that the City should continue to pursue as a priority for the local community. Other areas for improvement include the provision of medical services and childcare, private service providers should be encouraged to develop such services in proximity to commercial and community facilities. Services, support and activities for seniors are also important in Dianella and this can be improved through the City’s forthcoming Seniors Plan.

Developing a Community Heart The lack of a community heart in Dianella was clearly identified in community consultation. Whilst some suburbs have a commercial strip or recreational place that people identify as the community heart, residents of Dianella feel there is no central place that attracts people to meet, socialise, shop or recreate. Developing a central hub that brings the community together is important to pursuing the community vision of ‘a vibrant suburb with community spirit’. The Mirrabooka Regional Centre Improvement Strategy will facilitate the development of a social and commercial heart in the north of the Local Area. However the Dianella Plaza Precinct offers great potential for development of a smaller community hub for central Dianella. This requires improving and expanding the range of activities there, so that it is not seen as merely a retail environment. A strong community heart should include the City’s community centre and associated facilities, as well places and public spaces for leisure and socialising, with day, evening and weekend activity.


Safety and Security A key element of the community vision is for the Dianella Local Area to be ‘a safe place to live’. This is not to say that crime and security were highlighted as major problems in the area, rather it appears most people have a good sense of security and safety in the area and consider it very important to maintain a safe environment. There is however a degree of fear of crime and which can in part be attributed to the large senior population, some of whom feel more vulnerable. The following graphs display the most common community safety issues and crimes in Dianella. The most serious problem for Stirling’s Community Safety unit appears to be graffiti, whilst reports of suspicious people or vehicles are not common. Household burglary is the most frequently reported crime in Dianella with an average of 17 per month, although statistics show burglary has declined over the past five years. Other burglary, assaults and car thefts average between 5-10 incidences of each per month. Reported crime rates in Dianella are generally comparable to that of surrounding suburbs, Nollamara and Yokine have slighter fewer crimes by volume yet are smaller suburbs, whilst Morley has higher levels of most crimes. The community plays an important role in local safety and security and must continue to report suspicious activities, crimes and problems. The City must also promote the services it offers to residents and businesses and ensure its security patrols have a visible presence in the area. Ensuring the local area is a safe place to live into the future also includes designing parks and public places to be safe, inviting and well lit, and also managing traffic problems.

0 4 8 12 16 20 24

Assault

DwellingBurglary

Graffiti

Vehicle Theft

Dianella

Yokine

Morley

Nollamara

Average Monthly Reported Crimes 2005 (WA Police)

0 4 8 12 16 20 24 28 32

Graffiti report

Attempted break in

Suspicious person/vehicle

Verge obstruction

Abandoned vehicle

Dog attack

Dog unregistered

School parking

Verge parking

Average Monthly Safety Reports Dianella 2005/06 (Stirling)


5.3 Transport & Infrastructure

Road Network & Car Use The Dianella locality has a solid established road network, the majority of which is based on a grid layout that provides good connectivity and legibility, although the road layout to the north is not as well designed. Residential parking is contained almost entirely within carports, garages or driveways, thus not creating on-street parking issues; whilst survey respondents expressed a desire for a balance between parking areas and proximity to the street for shopping centres. Based on community safety and traffic reports to the City, traffic flow and parking do not appear to be major problems in Dianella, however they have been identified as community priorities during consultation. The City must continue to be responsive to parking and speeding complaints and work on identifying and rectifying specific problem locations. The Dianella community, like much of Perth’s population, has a heavy dependence on car use as their primary or sole means of personal transport. In the face of increasing petrol prices, a looming oil crisis, increasing traffic congestion, air pollution and global warming, this dependence on cars proves unsustainable. Road construction and maintenance, and traffic accidents also place a heavy financial burden on the State. The community consultation findings demonstrate that the Dianella community are aware of this over dependence on cars and a strong desire was expressed to improve and support alternative methods of transport. This demonstrates to both local and state government that priorities on transport planning and funding must be modified to place greater emphasis on the non-car movement network, particularly as an established road network is already in place in Dianella.

Public Transport ‘Inadequate public transport services’ is a common complaint in Perth’s middle and outer suburbs, with Perth’s low density urban sprawl, combined with a preference for car use, making it difficult to provide an efficient public transport system. The Dianella Local Area, with it’s own bus station and close proximity to Morley and the Perth city centre, has a better public transport network than many other suburbs and enjoys regular services along major roads throughout the precinct. Mapping shows that at least 75% of residents are not more than 400 metres (five minutes walk) of regular bus services, all of which run at a high frequency in peak periods. Whilst 64% of survey respondents stated that public transport in Dianella is adequate, improvement to transport choices and public transport services are a key element of the community’s vision. Public transport in the local area is provided through the state’s Public Transit Authority and private service providers. The City is not directly responsible for providing public transport, yet does have a responsibility to work with the state agencies to address community needs. The introduction of the ‘Travelsmart’ project to the City of Stirling offers a great opportunity to work with the state government and local communities, including Dianella, to promote public transport and increase patronage. Increasing the use of existing services is possibly the best way to improve the overall system, as increased use will demonstrate support and demand for increased services. The City’s Travelsmart officer can use the Dianella consultation results and ongoing community feedback to work with public transport providers on possible improvements, and also to design locally specific Travelsmart projects.


Cycling Cycling is growing in popularity in Perth as both a recreational choice and as a means of transport. A clear community priority in Dianella is to improve the local cycling environment. Whilst Stirling has a city-wide Bike Plan and an identified safe and connected route through Dianella, it appears more needs to be done to facilitate cycling for recreation and transport. This should involve both providing more information and encouragement to the community, and improving facilities. The Travelsmart project can be used to provide better information to individuals, schools and recreational groups and also to develop projects to encourage more people to cycle, especially for short trips within the locality which do not require a car. The development of dual use paths or cycle lanes along major roads and within major recreation reserves is also needed to meet community goals. The costs of such work does require that this is a longer term goal, unless funding is redirected from other projects or sourced from state and federal grants.

Walking Walking is the most popular physical recreation choice for Australians, due in large part to it being a free, easy and enjoyable way to obtain health and fitness benefits. However it is the least preferred transport choice, particularly for travelling to work. Dianella residents have expressed a desire to be less reliant on cars. Whilst walking is a personal choice for individuals to pursue, the City can encourage more walking in the area by developing and promoting recreational activities, by encouraging the development of places to walk to, and by maintaining a safe and attractive environment. The City’s Follow my Lead project establishes local recreational walking groups and the proposed Travelsmart Household project promotes walking to local schools and

commercial centres. Both of these projects would be beneficial to achieving the Dianella community’s goals. Residents can also apply to the City for footpaths in streets where they are needed to improve their walking environment.

Utilities The Dianella Local Area is in the fortunate position of having an established hard infrastructure network, including roads, sewers, power, water and telecommunications. The network is meeting current and forecast demand without showing signs of significant stress and the community consultation has not highlighted infrastructure problems. Yet two areas for possible improvement are water and power. The community values water conservation and feel Dianella parks need to be more ‘water wise’, whilst Stirling and WaterCorp drainage reserves need better amenity and upkeep. The majority of the northern half of Dianella, being more recently developed has underground power, which has a positive impact on streetscape amenity. However to the south of Morley Drive above ground power lines have a significant negative impact on the streetscape. This is not only due to the power lines themselves, yet more so to the effect they have on street trees. Street trees are the dominant element of many streetscapes in south Dianella and are highly valued by the community. The removal of power lines would allow the street trees to grow to the same height on both sides of the street and create a more attractive streetscape. Another power supply issue that has arisen elsewhere in Stirling, is the development of power substations. Whilst Western Power has not indicated a new substation will be needed in Dianella over the coming decade, Western Power and the City should seek to avoid any such future development in residential streets of the local area.


5.4 Economy and Employment

Regional Role The Dianella Local Area is not a major player in the north-east metropolitan regional economy. The key economic and employment centres in this region are the industrial complex that covers much of Malaga and the Strategic Regional Centre of Morley which provides retail, personal and professional services and other associated businesses. Whilst the majority of Dianella households do their grocery shopping within the local area, survey results indicate that around 60% of residents do their non-essential shopping (clothes, goods etc) in Morley - this area is also popular for dining out. The City Centre, being only 6km from the southern edge of the precinct, is the most significant employment and economic hub for the local area. Survey results indicate that approximately 30% of Dianella’s workforce are employed in the City, East or West Perth, however the City centre was not a major shopping destination. Mount Lawley and Inglewood town centres are also shown to provide shopping, dining and employment opportunities to Dianella residents. The location and roles of employment, commercial and industrial precincts are controlled by the state government’s Metropolitan Centres Policy and the Metropolitan Region Scheme. The primary and predominant role of the Dianella Local Area is residential, and this will continue to be the case for the foreseeable future. Notwithstanding this, the locality does contain the Mirrabooka Regional Centre, which provides services and facilities to surrounding suburbs. The Mirrabooka Regional Centre Improvement Strategy offers the greatest ongoing opportunity to strengthen the regional significance of the Dianella Local Area. The

recently gazetted new zonings provide for an extensive range of commercial, entertainment, service, and other economic activities. Dianella’s Media Precinct, containing Perth’s television stations, also provides a unique and important metropolitan role in developing and providing entertainment and culture, and providing opportunities for the Perth media industry. The Media Precinct may have the potential for further consolidating its role in Perth’s creative and technology based tertiary economy and to strengthen links with media business and education establishments. However its future in the area is uncertain with some stations considering relocation. The stations generally have larger buildings and land holdings than they now require and modern technology replaces the need for the stations to be located on such high ground (the original reason for locating in the area). A more compact cluster of TV stations or more diverse media related development may provide more longevity.

Local Economy and Employment Business and employment opportunities in the local area are predominately commercial and retail based. Based on the limited data available to the City, local business growth appears fairly static. The survey results show that approximately 10% of the local population’s workforce works within the local area and over half the population feel that there are too few opportunities to work in the area. Unemployment is not currently a major issue for the local population, however this is dependent on the wider economy. Due to the area’s regional context and residential role, there is currently no major opportunity or need to radically alter the local economic and employment situation. However sustainability and world oil issues place an emphasis on the growing need for local employment.


Whilst local employment and business growth has not been identified as a community priority, the economic principles established from Dialogue stress that Stirling and the local community should support local business and commercial centres and allow a land use mix that enables economic growth. The two areas that offer the most significant opportunities for increased local business and employment growth are home business, and the Mirrabooka Regional Centre. The City supports home business operation so that people can operate businesses that have a low impact on residential amenity from home. The recently created position of Economic Development Officer within the City offers opportunities to further support and communicate with those wishing to operate home businesses. The Mirrabooka Regional Centre Improvement Strategy also provides zoned land, support and opportunities for business growth. The City’s draft Commercial Strategy has not identified a need for increased commercial zoned land in the locality, however the Industrial Precinct and the Plaza Precinct offer potential for increasing land use mix. There is a fair degree of support in the community for this, so too for increased evening activity in these areas, such as dining and entertainment.

Dianella Industrial Precinct The Dianella industrial precinct has had quite a poor appearance for a long time, with an unkempt streetscape and aging and derelict properties. This is an area of concern for the Dianella community, the City of Stirling, and for some landowners within the precinct. Local area planning consultation has shown a strong support for improvement or redevelopment of the area for residential or mixed-use, yet past consultation with the industrial landowners has shown

limited interest and opposition to rezoning. This attitude may however have changed in recently, given the major growth in residential land values. Council has previously expressed support for the redevelopment of the entire precinct for residential land, yet is not prepared to support individual and adhoc rezoning. The conversion of the precinct to residential use represents diminished land use diversity in the locality, which is undesirable from a planning perspective. From an economic perspective it means the loss of local businesses and local employment opportunities. However the precinct’s ongoing viability is constrained by its unlikely ability to further expand and the competition from larger industrial complexes such as Malaga, Balcatta and Osborne Park. A study of the industrial area’s worth from land use, economic, amenity and community perspectives is needed and this should form the basis of a strategy to guide its future direction. The site may also have contaminated soil and ground water from industrial activity, which may need to be remediated by landowners before redevelopment can take place.

Examples of the poor appearance of the Industrial Precinct


The Plaza Precinct The Dianella Plaza Precinct, encompassing the area around the Centro Shopping Centre between the Dianella Hotel and the library, is a major area of concern for Dianella residents and offers significant opportunities for achieving community and local planning goals. Improvements to the appearance, function and activities within this precinct relate to the following findings:

• The precinct is valued by the local community yet was consistently identified in community consultation as the key location in need of improvement, its revitalisation was identified as a top community priority and essential to achieving the ‘community vision’.

• Creating a vibrant community is also essential to the

community vision and this can be pursued through community objectives of developing a ‘community hub’, providing more mixed-use development and more cafes/dining and evening activity. The precinct is a good location for this development and is the chosen location for it by the community.

• The community has a strong desire for vacant and derelict

sites to be redeveloped. The City supports this as it improves amenity, makes better use of land and makes the area more economically attractive. The derelict sites at the southern end offer development sites for a new multi-function community centre or apartments, offices and consulting rooms.

• Support is shown for increased residential densities around

shopping centres. Apartment development within the precinct and medium density housing around the precinct will provide more housing choice, access to amenities and facilities

without driving, and more people to support the commercial activities.

• Improvements strategies have been pursued for the

Mirrabooka Regional Centre and for some local centres in the area, however no plans have yet been made for this district centre. Its improvement will generate local economic and employment growth.

Given these issues and opportunities, The Plaza Precinct can be identified as a strategic and important location in the Dianella Local Area to begin pursuing improvement and redevelopment.

The southern end of the Plaza Precinct needs rejuvenation


5.5 Housing & the Built Environment

Built Character & Local Identity Chapter 4 Community Vision & Values demonstrated that local residents feel the area does not have a strong character or identity. It has also been noted that a green leafy character is most desirable and that trees, landscaping and conservation are the most important tools for maintaining and developing a local character and identity. In terms of the built environment, the low density of development and the style of buildings are also considered to have a reasonable level of influence in the current character. Maintaining current densities will also contribute to the desired future character. Architectural heritage, character and style have not been identified as key community values, or as priority improvement areas. Given the developed nature, diversity of architectural style and community attitudes, a need has not been shown for introducing new measures or guidelines, that control the appearance of dwellings or seek to retain a special building character for the whole Local Area. Design guidelines for new estates are however effective in developing defined precincts with quality built form and are desirable within the Mirrabooka Regional Centre (Northwood Gardens/ Northwood Grove Estates) and for other new estates. Support and need has however been shown for measures that seek to improve the design efficiency of dwellings, in terms of producing a more sustainable built form. Sustainability is a key value to the community, with desire for bushland and tree conservation, less car use, and water and energy efficiency. The proposed introduction of the BASIX system in Western Australia to assess building development offers a much needed opportunity to improve the sustainability and efficiency of buildings, and should be supported by the City.

Improvements to the built form character in Dianella can also be achieved by introducing a commercial colour palette for the locality, which designates colours and materials for local commercial centres that reflect a desired local character, for example green and natural themes in Dianella. The review of the Heritage List is also important in protecting local character by identifying if there are special buildings in the area that should be retained.

Housing Need and Availability The Perth region as a whole is expecting continued population growth, due largely from international and interstate immigration. The Network City planning strategy states that the metropolitan population will grow to two million people by 2021 and aims for 60% of new dwellings (housing 300,000 people) to be built in the existing urban area. Stirling, being a largely established area, has limited capacity to accommodate additional population and is forecast to grow by 20,000 people by 2021 with 3,000 more people in Dianella. Population growth in Dianella is limited by the established nature, the current residential zonings and the trend of small family and household sizes. The population is increasing by approximately 200 people per year and housing by approximately 100 dwellings per year. Given dwellings in the area contain an average of 2.2 people, if housing and population growth continue at the same rate then current and future housing needs can be met. Sufficient development potential is however needed to facilitate new housing. The last review of development potential in 2007 shows that based on current zonings, at least 35% of lots have the potential for an additional one to two dwellings. All of these sites will not need to be developed to capacity to meet population growth, and it is unlikely that they all will be by 2021 – this is a matter of owner preference


Additional Housing Capacity in the Local Area 2007

= 1 extra dwelling = 2 additional = 3 additional

and market demand. However there is sufficient housing capacity to meet both forecast population growth and to contribute to the City’s obligations for accommodating metropolitan growth. Despite the area’s availability to provide for the number of required dwellings to meet population growth, there is an issue with its ability to provide the type of dwellings required to meet population needs. Dianella is dominated by large single dwellings yet the population has a high proportion of small households, 63% of all houses are one or two person households yet only about 30% of dwellings are medium density style dwellings. Dianella does have more housing diversity when compared to many other low density Perth suburbs, yet smaller housing and more housing choice would better provide for first home buyers, small households, and the aging population; and housing diversity is a fundamental sustainability principle. Dianella is an attractive choice for homebuyers wanting to live in an established suburb close to the City and it has provided a more affordable option than Yokine, Inglewood and the inner city suburbs. However as the current surge in prices across Perth continues the area is becoming out of reach for many first-homebuyers. Housing prices are also making smaller dwellings much more sought after (for affordability reasons). Research for the City’s Seniors Strategy has shown that the majority of seniors prefer to ‘age in place’ and stay in their own home. Current lot sizes and zonings provide a moderate level of opportunity for subdivision, so aging landowners can decrease the size of their property and potentially create retirement wealth, thus creating smaller lots for first home buyers and small households to take up. However, Perth market trends show that houses are generally getting bigger, despite decreasing lot and household sizes.


The Residential Design Codes include provisions to encourage housing diversity to meet the growing aged population and small households. This includes the development of ancillary dwellings on single house lots and reductions in the required lot size for aged persons or single bedroom dwellings. These provisions provide some flexibility within low density zonings and will likely become more commonly used as demand for smaller dwellings increases and developers seek to capitalise on limited land holdings. Proposed changes to the R-Codes will also encourage more housing specifically for over 55s. Until such time as the City’s Local Housing Strategy is adopted, the concessions and provisions of the R-Codes (supported by the City’s Planning Scheme) provide the greatest opportunity for increasing housing choice for Dianella’s growing seniors, single and couple households. Opportunities should also be explored for housing diversity within the Mirrabooka Regional Centre and Dianella District Centre, as these centres should provide for a variety of development aside from retail.

Residential Density Council’s current position is that the City’s current range of densities and rate of development generally responds adequately to strategic imperatives, community need, community preference and state policies. The forthcoming Local Housing Strategy and the pilot Local Area Planning Project have been identified as the appropriate instruments for exploring if and where changes to density might be appropriate, by considering need, location, surrounding facilities, and community support. There is not strong demand or support within the Dianella community for increases in residential density zonings, whilst there is a moderate demand for decreases. This appears to be due to concerns over the loss of the area’s low density character and the negative impacts that urban infill has

brought, such as poor housing design and loss of trees. Residents want to try and retain a natural rather than a built character, with housing balanced with backyards, trees and space. Whilst approximately 40% of residents would support lowering densities in the area, there does not appear to be an essential community demand, or strategic need, to warrant such action. The length of time current densities have been in place combined with the current development boom, has resulted in a considerable proportion of the area being developed to the maximum possible under the designated R-coding. Essentially, reducing densities will not change the development that has already happened and will not reinstate a lower density character. Proposing a rezoning to lower an R-Coding can in fact create a rush of development prior to the change, resulting in much more infill development then would naturally occur. The current densities codings are also essential for providing for forecast population growth, state government infill objectives, and in facilitating a degree of housing diversity. On the other hand, whilst approximately 60% of residents may support some changes in density in parts of the local area, there is only about 16% community demand for increases in densities - that being 16% of survey respondents support change and want increases both within their street and across the local area. There is certainly not enough community demand to warrant density increases purely based on community opinion. However other issues must also be taken into consideration in determination of the need and the opportunity to increase residential densities within the area. In terms of need, broad increases in densities are not needed to provide for population growth or urban consultation, as current densities will sufficiently fulfil Dianella’s metropolitan role for the coming 10-20 years. In any case encouraging a higher degree of


population growth, would require higher density coding (R60 or greater), which would not be in keeping with the community vision. With regard to responding to demographic trends, increased densities are not the most effective tool for facilitating housing choice for the aging population and single/small households. The R-Codes ‘Special Purpose Dwellings’ provisions are currently the best tool for encouraging such housing. The use of these measures is however largely dependent on market trends, which have been slow on the uptake of such possibilities. Increasing density zonings will likely discourage single and aged person dwellings as developers would be less in need of the ‘density bonus’ to develop land. There is strong potential for the City’s forthcoming District Planning Scheme and Local Housing Strategy to further support single bedroom and aged person dwelling development. In terms of strategic objectives, small areas of increased density would be desirable to allow more people access to community amenities, to meet sustainability objectives, and to support the larger commercial centres. Desirable locations include:

– Mixed-use development with residential apartments within Mirrabooka Regional Centre, the Plaza Precinct and possibly the Industrial Precinct.

– Along Alexander Drive directly opposite Dianella Plaza. – Directly south of the Mirrabooka Regional Centre. – R40 along the east side of Nollamara Avenue and Hancock

Street to create matching densities on both side of the road. – Possibly in the Media Precinct (if redeveloped) - medium or

high density if balanced with bushland conservation. Generally maintaining the current densities across the rest of the Dianella Local Area offers the greatest opportunity for facilitating the

community vision and priorities of a green, leafy area by retaining private gardens, trees and landscaped streetscapes. 5.6 Key Opportunities Map The map overleaf displays the key opportunities for the Dianella Local Area over the coming ten to fifteen years. The map brings together the community vision and priorities with the issues and opportunities explored over the last two chapters, to identify locations for improvements in the area. The key opportunities, with regard to specific locations within the locality include:

• Ongoing improvements within Mirrabooka Regional Centre. • Improvement or redevelopment within the Industrial Precinct. • A community hub or more diversity of activity within the Plaza

Precinct. • Bushland conservation and unique economic role within the

Media Precinct. • Development of cycle lanes or dual use paths along major

roads to connect people to commercial centres and major open spaces.

• Development of Community Parks across the local area. • Increased street tree planting in the sparse St Andrews

Precinct. • Possibilities to explore government and resident support for

underground power in southern Dianella. The opportunities map displays only key location-specific opportunities and should be read in conjunction with the Local Area Strategy in Part 1 for full details of objectives and opportunities for the Dianella Local Area of the coming ten to fifteen years.

73

PART 3

APPENDIX

74

Dianella Community Centre Phone: 08 9440 8936 18 Kerry St, Dianella WA 6059 Description: Social Centre for Seniors. Bingo, Physio classes, Cards, Table Tennis, Art and Craft, Dancing, Podiatry, Hearing Centre Jim Satchell Recreation Centre Phone: 08 9440 8919 Light St, Dianella WA 6059 Web: www.stirling.wa.gov.au Dianella Public Library Phone: 08 9275 4022 Fax: 08 9275 4068 Waverley St, Dianella WA 6059 Web: www.stirling.wa.gov.au Rotary Club of Morley Phone: 08 9275 1154 Dianella Hotel, Dianella WA 6059 Mail: PO Box 44, Morley WA 6943 Description: The advancement of international understanding, goodwill and peace Lions Club of Dianella Inc. Phone: Ph 9249 4042 Church of Christ Community Centre, 68 Waverley St, Dianella WA 6059 Dianella Scouts, Cubs & Venturers 1st Phone: 0412 078 879 Scout Hall, Light St, Dianella WA 6059 Mail: PO Box 125, Mirrabooka WA 6061

Guides WA Phone: 08 9249 9298 Guide & Scout Hall, Light St, Dianella WA 6059 Mail: 7 Nightingale Heights Ballajura Actors Workshop Phone: 08 9332 1056 Lacrosse Clubrooms, Light St, Dianella Description: Lessons include acting technique, improvisation, speech, communication skills.

Over Fifties Club Phone: 08 9276 3469 Jim Satchell Recreation Centre, Dianella Description: Social group for seniors wishing to play Badminton and enjoy social outings. Retirees WA Inc, Dianella/Yokine Phone: 08 9276 1524 18 Kerry St, Dianella WA 6059 Description: Activities for Seniors including guest speakers, bingo and entertainment. Art for Absolute Beginners Phone: 08 9276 6095/0429 643 721 Classes held close to Dianella

Prime Movers (Inc.) Phone: 08 9244 8057 Jim Satchell Community Centre Dianella Mail: PO Box 1362, Booragoon WA 6954 Description: Low impact exercise to music Dianella Probus Club (Inc.) Phone: 08 9276 3185 Dianella Uniting Church Hall, 450 The Strand, Dianella WA 6059 Description: retired men meet to discuss topical issues and listen to guest speakers. Greek Macedonian Association Alexander The Great WA Phone: 08 9275 1298 Fax: 08 9375 8909 Cnr Wordsworth Av & Homer St, Dianella WA 6059 Description: Barbecues, tennis court, hall for hire, soccer club Laguna Veneto Social & Bocce Club Inc Phone: 08 9367 3686 49 Homer St, Dianella WA 6059 Mail: 33 Ednah St, Como WA 6152 Friends of Dianella Bushland Phone: 08 9344 2872 Sudbury Community House, Mirrabooka Description: To keep remaining Dianella Bushland in its present state.

LOCAL COMMUNITY ACTIVITIES TO GET

INVOLVED IN.

75

The Linties Singing Group Phone: 08 9444 7874 Jim Satchell Community Recreation Dianella Description: Singing Group. Non Profit organisation. Gladtones Phone: 08 9275 6564 Mail: 11 Urawa St, Dianella WA 6059 Description: Performing at Senior Citizens Clubs, Pensioner Groups and Nursing Homes. Kumon Study Centre - Dianella Phone: 08 9447 9155 Jim Satchell Community Centre, Dianella Description: Kumon method of teaching - Mathematics, English, Japanese. Community Bridge Club Phone: 08 9276 4820 Jim Satchell Community Recreation Centre Light St, Dianella WA 6059 Boomerang Sports Association Phone: 08 9276 6170 Mail: 52 Cleveland St, Dianella WA 6059 Description: Advice on designing, building and throwing boomerangs. Dianella White Eagles Soccer Club Phone: 08 9434 3800 Dianella Reserve, Light St, Dianella WA 6059 Mail: PO Box 1238, Mirrabooka WA 6941

North Dianella Little Athletics Club Phone: 08 9272 1336 Dianella Reserve, Light St, Dianella WA 6059 Mail: 9 Boulton St, Dianella WA 6059 Dianella Ladies Tennis Club Phone: 08 9375 9169 Jim Satchell Community Centre Dianella Mail: 25 Wonga Rd, Morley WA 6062 Table Tennis Club Inc Phone: 08 9298 8904 Jim Satchell Community Centre, Dianella Mail: 1 Quarry Court, Glen Forrest WA 6071 Dianella/Morley Amateur Football Club Phone: 0417 917 204 Dianella Reserve, Light St, Dianella WA 6059 Mail: 483 Morley Drive, Morley WA 6062 Satellite Badminton Club Phone: Ph 9440 0670 Jim Satchell Community Cnt, Dianella Dianella Cricket Club Phone: 0412 583 528 Dianella Reserve, Light St, Dianella WA 6059 Mail: 544 Walter Rd Bayswater WA 6053 Dianella Junior Cricket Club Phone: 0402 345 439 Dianella Reserve Light St, Dianella WA 6059

Lacrosse West Inc. Phone: 08 9434 6369 Dianella Reserve, Light St, Dianella WA 6059 Mail: PO Box 1253, Morley WA 6943 Mirrabooka District Swimming Club Phone: 08 9344 1935 (Home) Mirrabooka Senior High School Pool, Nollamara Av, Dianella WA 6059 Basketball Coaching for Juniors Phone: 08 9271 9137 Jim Satchell Community Centre Dianella Australian Tae Kwon Do Academy Phone: 0413 135 659 Jim Satchell Community Cnt, Dianella Pakistani Badminton Club Phone: 0417 919 459 Jim Satchell Community Recreation Centre, Light St, Dianella WA 6059 Barrakura Netball Club Phone: 0412 090 758 Mirrabooka Seniors High School Nollamara Av, Dianella WA 6059 Sharon Biddle School of Dance Phone: 08 9371 6565 8A Harold St, Dianella WA 6059 Mail: 154 Sixth Av, Inglewood WA 6052 Description: Teaches jazz, ballet, tap dancing, classical ballet, acrobatics and Spanish.

76

STAKEHOLDER SWOT ANALYSIS

ECONOMY Strengths vEstablished hierarchy of commercial centres vLow unemployment vLocal employment (retail centres, TV stations) vGood regional transport networks and connections vGood range of community services and facilities vHigh rate of home ownership and high property values vEstablished area with character, infrastructure, housing, population Weaknesses vStagnant economic opportunity and employment vSocial barriers to economic activity (age, language) vLack of diversity of employment opportunities (retail dominant) vLack of availability of land for potential business growth vPoor design of large retail centres vLack of night time economy vLack of reliable economic data vLimited transport options vAgeing housing stock and social infrastructure vLack of diversity in housing and built environment

ENVIRONMENT Strengths vEstablished infrastructure vGood waste management and recycling vIncreasing environmental awareness in the community vDedicated bushland and remnant vegetation network vEstablished landscape image vRange and quality of natural and urban spaces vStability in the built environment vPotential for urban regeneration vCommunity consultation process vGood access to transport and community facilities vProximity to City Centre Weaknesses vAir and water quality vLack of environmental/sustainability strategy for Dianella vPoor Waste collection in parks vHigh waste generation vLack of paper recycling vStructure of road and parking network vQuality and impact of new and infill development vDiversity, distribution and access to public open space vLack of response to heritage vDependence on cars

COMMUNITY Strengths vQuality accessible amenities (centres, shops, parks) vEducation is valued in the area (number/range of schools, two libraries and high levels of education) vSense of security and safety in the area vEasy to access various needs within the area (easy to travel to parks, work, shops) vLarge, established community vGreatest asset is the people and their diversity (cohesion of cultures, balance of demographics) Weaknesses vInsufficient services to meet the needs of the ageing community vLack of activities for youth vTransport choices vLimited housing choice vLack of employment vLack of childcare vAging facilities and housing vNo central heart vCommunication issues (connection to local government, coordination of service providers, language barriers) vPerceived crime and security issues vCommunity misunderstanding of local government roles

77

ECONOMY Opportunities v Employment growth through increased

home businesses v Providing more opportunities for and

utilising the potential of the diverse population

v Development of mixed use area at plaza or at industrial site

v Encouraging business investment from outside the area

v Exploring / realising the potential from the existing television stations in area (unique to Dianella)

v Revitalisation of community and commercial centres

v Cross-boundary facility sharing v Use of new technology Threats v Lack of availability of land for potential

business growth v Lack of reliable economic data

(businesses, employment) v Declining school enrolments v Road and transport limitations v Loss of social/population stability v Rising residential land values – loss of

land use diversity v Loss of industrial land v Community expectations and demands v Competition from other more attractive

commercial /residential areas. v Possible state/national economic

downtown

ENVIRONMENT Opportunities v Development of better recreation and

community facilities v Improving transport, access and pathways v Revitalisation of centres and development

of a community heart v Improving the built form, quality, range and

function v Multi use intergenerational community

facilities v Improving community safety and sense of

security v Promote and develop alternative methods

of transport v Management to enhance native

envi ronmental values v Improve streetscapes v Develop environmental policies Threats v Increasing costs of public open space

maintenance v Loss of reserves and individual trees

through development pressures v Ground water levels and quality declining

due to overuse v Misinformation/lack of information in the

public domain v Unsustainable infill development v Increasing traffic and car use v Lack of support for environmental

initiatives

COMMUNITY Opportunities v Improving alternative transport v Celebrating cultural diversity and building

local identity v Multi use / flexible community facilities

(centres, parks, schools) v Improving entertainment and nightlife v Improving community participation and

involvement v Making better use of existing facilities

(good established environment) v Harnessing potential of aging population v Social Well being and community spirit

(improving participation, services) v Strengthening community and cultural

identity (history, diversity) Threats v Increasing demand on services and

facilities v Decreasing health with aging v Social isolation due to declining household

occupancy v Housing stock does not meet needs of

community v Lack of opportunities for community

interaction v Fear of crime v Tension arising from ethnic diversity v Reliance on cars – lack of options for

aged, youth, low incomes v Boring image of area

dianella local area plan - stirling.wa.gov.au area planning... · city of stirling 3 dianella local...

Documents