Metropolitan West Joint Development Assessment Panel Agenda

Meeting Date and Time: Tuesday 24 January 2012 - 4.00pm Meeting Number: 4 Meeting Venue: City of Vincent, Administration Building

244 Vincent Street, Leederville Attendance

DAP Members Ms Megan Bartle (Presiding Member) Mr Clayton Higham (Deputy Presiding Member) Mr Rory O'Brien (Alternate Specialist Member) Cr Dudley Maier (Local Government member) Cr Josh Topelberg (Local Government member Alternate) Officers in attendance Ms Sue Burrows - Department of Planning Mr Mat Selby - Department of Planning Ms Helen Smith - Manager Planning & Building Services - City of Vincent Mr Rasaratnam Rashiah - Coordinator Statutory Planning - City of Vincent Local Government Minute Secretary Ms Kylie Bardon 1. Declaration of Opening

The Presiding Member declares the meeting open and acknowledges the past and present traditional owners and custodians of the land on which the meeting is being held.

2. Apologies

Nil.

3. Members on Leave of Absence Mr Malcolm Mackay (Specialist Member)

4. Noting of Minutes Minutes of the Metropolitan West Joint Development Assessment Panel meeting 3 held on Wednesday 21 December 2011.

5. Disclosure of Interests Member/Officer Report Item Nature of Interest Cr Dudley Maier 7.1 Impartiality Interest Cr Joshua Topelberg 7.1 Impartiality Interest

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6. Deputations and Presentations

6.1 Presentation by Ms Elizabeth Hocking & Mr Glen Diggins representing Ms Joan Mary Hocking (property owner) on item 7.1 (Perth Oval upgrade) regarding concerns on the height of the northern grandstand & parking issues.

6.2 Presentation by Mr Clint Klymovich representing Department of Sport and

Recreation (applicant) on item 7.1 (Perth Oval upgrade) providing an overview of the project.

7. Responsible Authority Reports

7.1 Application Details: Perth Oval - Upgrade sports lighting/New

spectator stands/pitch replacement Property Location: Lot 350 (310) Pier Street, Perth Applicant: Department of Sports and Recreation Owner of Property: City of Vincent Responsible authority: WAPC Report date: 6 January 2012 DoP File No: 33-50004-12

8. Amending or cancelling DAP development approval Nil.

9. Appeals to the State Administrative Tribunal Nil.

10. Meeting Closure

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Minutes of the Metropolitan West Joint Development

Assessment Panel Meeting Date and Time: Wednesday 21 December 2011, 5.30pm Meeting Number: WDAP/3 Meeting Venue: City of Subiaco Council Chambers, 241 Rokeby Road,

Subiaco DAP Member Attendees Ms Megan Bartle (Presiding Member) Mr Clayton Higham (Deputy Presiding Member) Mr Malcolm MacKay (Specialist Member) Cr Murray Rowe (City of Subiaco Local Government Member) Cr Paul Clements (City of Subiaco Local Government Member) Officers in Attendance Mr Andrew Cook (Department of Planning) Mr Craig Shepherd (Department of Planning) Mr Shau Chong (Department of Planning) Minute taker: Chloe Jarvis (Executive Secretary, City of Subiaco) Applicant(s), Submitters and Members of the Public Mr Paul Drechsler, Hames Sharley (Applicant) Mr Dean Symington, Hames Sharley (Applicant) Seven (7) members of the public 1. Declaration of Opening The Presiding Member, Ms Megan Bartle declared the meeting open at 5:32pm on 21 December 2011 and introduced and welcomed the DAP members. The Presiding Member also acknowledged the past and present traditional custodians of the land, the Nyoongar People. The Presiding Member announced the meeting is to run in accordance with the Development Assessment Panel (DAP) Standing Orders 2011 under the Planning and Development (Development Assessment Panels) Regulations 2011. Audio Recording of the Meeting The Presiding Member advised that the meeting is being audio recorded in accordance with section 5.14 of the Standing Orders 2011; No Recording of Meeting, which states: ‘A person must not use any electronic, visual or audio recording device or instrument to record the proceedings of a DAP meeting unless the Presiding Member has given permission to do so’, and stated that as Presiding Member she gave permission for the minute taker to record proceedings of the meeting for the purpose of the minutes only. 2. Apologies Ms Noelene Jennings, Department of Planning has tendered her apologies for this meeting. 3. Leave of absence

The Metro West JDAP noted that DAP Member Cr Murray Rowe will be absent between the dates 19 – 27 January 2012.

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4. Noting of minutes

The Presiding Member advised that the minutes of the Metropolitan West Joint Development Assessment Panel meeting of the 24 November 2011 have been confirmed and endorsed and that these have been published on the City of Subiaco and Department of Planning websites. 5. Disclosure of interests

a. Panel Member, Mr Malcolm MacKay, declared an impartiality interest in item 7 as he was once an employee of the proponent’s architects, Hames Sharley, however has had no involvement with this Development Application.

b. Panel Members Cr Murray Rowe and Cr Paul Clements declared an impartiality interest in item 7 as they have previously voted on the item at a City of Subiaco Council meeting, however, indicated that they would consider the application on its merits.

In accordance with section 6.2.5 of the Standing Orders 2011, the Presiding Member of the Metropolitan West Joint Development Assessment Panel determined that the interests stated above were insufficient to give rise to a reasonable perception that the members’ decisions may not be made impartially. It was determined that the members listed above, who had disclosed an interest, were permitted to participate in discussion and voting on the item. The Presiding Member declared that Members of the Metropolitan West JDAP met on site on 22 November 2011 with representatives of the applicant, the City of Subiaco Manager of Planning and the Department of Planning, Planning Director of Metropolitan Central. 6. Deputations and presentations

a. Presenter Paul Drechsler, Hames Sharley

Paul Drechsler addressed the DAP in relation to the application to be considered at Item 7 of the agenda.. Mr Drechsler outlined some additional background information associated with the application and some reasons why in his opinion, the DAP should consider approving the application.

b. Presenter Dean Symington Dean Symington addressed the DAP for the same item. Dean Symington narrated a PowerPoint presentation which outlined the design methodology behind the proposed development.

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7. Responsible Authority reports

1. Property location and subject: 125-135 Railway Road, Subiaco - 4 Storey Mixed Use Commercial Building with Basement

2. Applicant’s name: Bagot Developments Pty Ltd 3. Responsible authority: Department of Planning 4. Report date: 9 December 2011

REPORT RECOMMENDATION That the Metropolitan West Joint Development Assessment Panel resolves to: A. APPROVE DAP Application DoP reference 12-50039-1 and accompanying plans date

stamped 25 October 2011 and 1 December 2011 in accordance with the provisions of the Metropolitan Region Scheme subject to the following conditions and advice notes:

Conditions 1. The site is to be stabilised to reduce the likelihood of dust generation as soon as

practicable after completion of demolition. 2. Pending, and subsequent to, any demolition of existing improvements on the

site, the site is to be kept secured and maintained to a reasonable standard. 3. Prior to the commencement of demolition, two copies of archival records

consisting of the following information are to be submitted to the City of Subiaco to its specifications: (i) A site plan prepared at a scale of 1:200 showing the location of all

structures on the lot which are to be demolished. (ii) Photographs of all four elevations of the buildings, their interiors and any

special architectural features. These photographs are to be appropriately labelled, and are to be provided in plastic archival sleeves; and

(iii) Any available historical information on the buildings.

4. All stormwater generated on site is to be retained on site. No stormwater will be permitted to enter the City’s stormwater drainage system unless otherwise approved by the City of Subiaco.

5. All infrastructure in the road reserve adjacent to the development site shall be

protected from damage for the duration of the construction of the development, and reinstated to the condition that existed prior to the commencement of the development.

6. A Construction Management Plan shall be prepared to the specifications of the

City of Subiaco prior to commencement of the development. This plan is to address: noise; hours of construction; traffic management; parking management; access management; management of loading and unloading of vehicles; heavy vehicle access; dust; protection of verge trees; and any other relevant matters.

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7. Prior to the commencement of development, the applicant is to submit to the City

of Subiaco for its approval, a schedule of materials, colours and textures for the development. The development is to be completed in accordance with the approved schedule.

8. Prior to occupation or at such time as agreed by the City of Subiaco via the use

of a legal agreement between the land owner(s) and the City of Subiaco, Lots 2, 3, 4, 7, 8 and 412 on Diagram 3351 and 16016 are to be amalgamated into one lot. This legal agreement is to be prepared by the City of Subiaco’s solicitors with any legal or other associated fees being at the land owner’s expense.

9. Prior to the commencement of development, the applicant is to submit a lighting

plan to the City of Subiaco for approval. The lighting plan is to be prepared by a suitably qualified consultant and is to ensure that any illumination of the building and surrounding public spaces does not result in any adverse impacts to the amenity of surrounding residential development.

10. Prior to occupation, all car bay dimensions, manoeuvring areas, crossovers and

driveways are to accord with Australian Standard AS 2890.1. 11. Prior to occupation, bicycle parking facilities for 42 bicycles are to be provided in

accordance with Australian Standard AS 2890.3. 12. Prior to occupation, 6 showers (3 men and 3 female or 6 unisex) are to be

provided within the development.

Advice notes

1. Approval to this development does not negate the need to obtain a building licence from the Local Government prior to the construction of works.

2. A separate application for development approval will be required for the

installation of advertising signage upon the development. 3. The provision of car parking bays within the road reserve will require the City of

Subiaco’s approval. You are advised to liaise with the City of Subiaco if this is to occur.

4. All development must comply with the provisions of the Health Regulations,

Building Code of Australia, Public Building Regulations, and all other relevant Acts, Regulations and Local Laws. This includes the provision of access and facilities for people with disabilities in accordance with the Building Code of Australia.

5. All noise abatement measures are to be at the cost of the developer given the

proximity to the rail reserve.

B. Advise the applicant, the City of Subiaco and the Department of Planning of its decision accordingly.

Moved by: Cr Murray Rowe Seconded by: Nil. MOTION LAPSED FOR WANT OF A SECONDER

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ALTERNATIVE MOTION Parts (a) and (b) of the Alternative Motion were put separately. That the Metropolitan West Joint Development Assessment Panel resolves to: (a) Refuse DAP application DoP reference 12-50039-1 and accompanying plans date

stamped 25 October 2011 and 1 December 2011 in accordance with the provision of the Metropolitan Region Scheme on the grounds that the proposed development is not in accord with the purpose for which the land is reserved under the Metropolitan Region Scheme or the City of Subiaco Town Planning Scheme No.4, being Public Purpose – Hospital; and

Moved by: Ms Megan Bartle Seconded by: Mr Clayton Higham For: Ms Megan Bartle Mr Malcolm MacKay Mr Clayton Higham Cr Paul Clements Cr Murray Rowe Against: Nil. The motion was put and CARRIED UNANIMOUSLY. (b) Advise the applicant that it generally supports the proposal and would be prepared to

consider an application once the land is appropriately zoned.

Moved by: Ms Megan Bartle Seconded by: Mr Clayton Higham For: Ms Megan Bartle Mr Clayton Higham Mr Malcolm MacKay Against: Cr Murray Rowe Cr Paul Clements The motion was put and CARRIED 3/2. Reasons: Support the in principle development of the land, however believe that the application has been presented prematurely. The zoning of this land is Public Purpose – Hospital under both the MRS and City of Subiaco Town Planning Scheme and an amendment to rezone the land has not progressed sufficiently to allow the Panel to consider it as a ‘seriously entertained planning proposal’.. The zoning of the land is fundamental in the planning process and the intent of that zoning or in this case, reservation purpose must take precedence. 8. Amending or cancelling DAP development approval Nil. 9. Appeals

Nil.

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10. Meeting Close The Presiding Member reminded the meeting that under Standing Order 7.3 only the Presiding Member may publicly comment on the operations or determinations of a DAP and other DAP members should not be approached to make comment. There being no further business the Presiding Member declared the meeting closed at 6:02pm .

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Responsible Authority Report (Regulation 12, 17)

Lot 350 (No. 310) Pier Street, Perth Proposed alterations and additions to existing multi purpose sports stadium DAP Name: Metropolitan West Joint Development

Assessment Panel Applicant: Department of Sport and Recreation Owner of Property: City of Vincent LG Reference: City of Vincent Reporting Agency: Department of Planning (DoP) Authorising Officer: Ms Sue Burrows

Executive Director Perth and Peel Planning Division

Application No and File No: DoP Ref 33-50004-13, DAP Ref 5.2011.581.1

Report Date: 6 January 2012 Application Receipt Date: 30 November 2011 Application Process Days: 50 Attachment(s): 1 MRS Zoning/ Location Plan

2 LGA zoning 3 Development area 4 Master Plan 5 Orientation Plan 6 Existing Uses 7 Proposed Development 8 - 14 Development Plans 15 - 17 Perspectives 18 Summary of submissions

Recommendation: That the Metropolitan West Joint Development Assessment Panel resolves to: A Approve DAP Application DoP reference 33-50004-13 and accompanying

plans date stamped 28 November 2011 in accordance with the provisions of the Metropolitan Region Scheme subject to the following conditions and advice notes:

Conditions

1. The removal of any trees on the subject land to be to the satisfaction of the Western Australian Planning Commission upon advice received from the City of Vincent Parks Services Section.

2. Details and plans for any signage for the proposed development to be

to the satisfaction of the Western Australian Planning Commission upon advice received from the City of Vincent.

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3. The owner(s) or the applicant on behalf of the owner(s) to comply

with the City of Vincent Policy No. 3.5.13 - Percentage for Public Art, which requires that:

Within twenty eight (28) days of the issue of Approval to

Commence Development, the applicant shall elect to either obtain approval from the City of Vincent for an artist to undertake a Public Art Project (Option 1) or pay the cash in lieu percentage for public art contribution of $951,000 (Option 2) being the equivalent value of 1% of estimated cost of the development at $95,100,000.

4. A construction management plan, detailing how the construction of the

development will be managed to minimise impact on the surrounding area, to be compiled prior to commencement of works and to the satisfaction of the Western Australian Planning Commission upon advice from the City of Vincent.

5. Prior to completion of works, Class 3 bicycle facilities to be provided to

the satisfaction of the Western Australian Planning Commission upon advice from the City of Vincent.

6. A geotechnical report for the subject site to be prepared by a qualified

consultant to the satisfaction of the Western Australian Planning Commission upon advice from the City of Vincent.

7. A detailed hydraulic design for the retention and /or disposal of water to

be compiled to the satisfaction of the Western Australian Planning Commission upon advice from the City of Vincent.

8. Details of proposed conservation works to the north west gates to be

provided to the satisfaction of the Western Australian Planning Commission, prior to work on the gates being commenced, and upon advice from the Heritage Council of WA.

Advice notes 1. The applicant is advised that any documentation or plans required in

conditions pertaining to this approval are to be lodged with the City of Vincent for consideration and advice to the Western Australian Planning Commission.

2. All development must comply with the provisions of the Health

Regulations, Building Code of Australia, Public Building Regulations and all other relevant Acts, Regulations and Local Laws, This includes the provision of access and facilities for people with disabilities in accordance with the Building Code of Australia.

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3. Any new fencing and gates along Pier, Bulwer, Brewer and Lord Streets frontages are to comply with the City of Vincent Street Walls and Fences policy.

4. The applicant is advised of the need to provide facilities for the

accommodation of low impact telecommunication facilities to the satisfaction of the Western Australian Planning Commission.

5. The applicant is advised that all lighting used in the proposed

development is to comply with relevant Australian standards. 6. The applicant is advised to liaise with the Water Corporation in

relation to water and sewerage services. 7. The applicant is advised to liaise with the Heritage Council of

Western Australia regarding proposed works to the north western gates and other identified heritage areas of the development area.

8. The applicant is advised that no street verge trees are to be removed

and all street verge trees are to be protected from any damage during construction. This includes unauthorised pruning.

B Advise the applicant, the City of Vincent and the Department of Planning of its decision accordingly.

Background: Property Address: Lot 350 (No. 310) Pier Street, Perth Zoning MRS: Parks and Recreation Reserve TPS: Parks and Recreation Reserve Lot Size: 7.67 ha (total of all lots) Existing Land Use: Multi use sports stadium Value of Development: $95.1 million Description of Subject Land The subject land comprises a square parcel of land made up of Lots 350, 103, 351 and 352 and is bounded by Bulwer, Pier, Brewer and Lord Streets, Perth (refer to Attachment 1 - Location & MRS Plan). The site consists of five separate lots held in the ownership of the City of Vincent and is developed with a multi purpose sports stadium known as Perth Oval. The land also includes a public park known as Loton Park and Loton Park Tennis Club. The proposed development is for the portion of the site that contains the multi sports stadium and totals 4.3 hectares (refer to Attachment 2 - Site Plan). Land surrounding the site to the south, west and north is zoned Residential R80 under the City of Vincent Town Planning Scheme No. 1 and is developed

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with low rise offices and residential dwellings (refer to Attachment 3 - LGA Zoning Plan). Land to the east falls within the East Perth Redevelopment Area. Background The subject land has a long history of use as a sporting oval accommodating football, cricket, soccer and more recently, rugby sporting codes. Recreational use of the land commenced at the turn of the 20th century and from 1910 to 2002 the oval was home to the East Perth Football Club. In 1996 it became the home of Perth Glory Soccer Club and in 2010 also became the home for Western Force Rugby Union team. In 2010 the State Government adopted a Master Plan for the oval which proposes to transform the facility to a 25,000 seat rectangular stadium, supporting soccer and rugby sporting codes (refer to Attachment 4 - Perth Rectangular Stadium Master Plan 2010). It is anticipated that the stadium will also continue to cater for intermittent cultural and entertainment events. Location Perth Oval is located 1.5 kilometres north east of the CBD, 300 metres north west of Graham Farmer Freeway and abuts two major roads, being Bulwer and Lord Streets. The oval is close to four railway stations being:

Perth central railway station (1km to the south west); McIver Station (600 metres to the south); Claisebrook (420 metres to the south east); and East Perth (640 metres to the east). Refer to Attachment 5 - Orientation Plan.

The stadium is also within walking distance of the Beaufort Street commercial strip. Existing Development The subject land is currently developed with the following structures (refer to Attachment 6 - Existing Uses):

A main grandstand (NIB stadium) in the south west corner of the site. This grandstand was constructed in the 1950's and was extended in the 1960's with access from Pier Street into adjoining car parking areas;

A covered stand to the north of the field;

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Temporary grandstands, toilets, food and beverage concessions on the eastern and southern sides of the field;

A range of ancillary buildings including toilets, storage and temporary

marquees; Entry gates in the north west corner of the subject land.

Outline of Development Application The proposed development represents Stage 1 of the continued implementation of the Perth Rectangular Stadium and has been designed in the context of the Master Plan endorsed by State Government in November 2010 (refer to Attachment 7 - Perth Rectangular Stadium Master Plan 2010) The Master Plan proposes an eventual maximum spectator seating capacity of 25,000 patrons. The proposed development includes the following works (refer to Attachments 8 - 17 Development Plans and Perspectives):

A new 9,975 seat, eastern stand which will replace the current scaffold seating and temporary buildings that form the backdrop to Loton Park. The new stand has been designed as an elevated tier serviced by a common concourse which will also service the existing lower tier;

Removal and reconstruction of south east entry ticket booths leading to

the new eastern stadium. This will include ten turnstiles, ticket booths and exit gates for 10,000 patrons;

Existing south stand to be replaced with a new stand having 15 rows.

The design will allow for future roofing , including a roof covering the pedestrian link to the east stand;

Existing standing terrace to lower tier is to be removed and replace

with new self tipping plastic seats on existing concrete plate. This will reduce capacity of northern lower tier from 3,600 standing to 2,097 seats. Existing grass banks and shed retained in current configuration for standing patrons;

Existing pitch will be removed and replaced with a new professional

sports field; Existing light towers to be removed an replaced with four new light

towers to provide sports lighting levels to current broadcast requirements The lighting towers are to located symmetrically in the corners of the development area and designed to provide latest sports lighting technology that also shields the light spill to surrounding streets;

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Provision of video boards, electronic security and surveillance systems, general lighting and a public address system: and

Remediation/restoration works to north western gates along Bulwer

Street. The proposed development will improve the current use of the land as a multi purpose sporting stadium by replacing temporary structures with modern, comfortable facilities for patrons and players. The proposed upgrade will reduce spectator capacity from 20,441 persons to 19,628 persons (813 less persons) in the short term. However, this decrease will be reversed in the future when continued implementation of the Master Plan occurs and the oval becomes a 25,000 seat dedicated rectangular stadium. In terms of the current proposal, the most significant changes consist of a new eastern spectator stand which will provide permanent, covered seating whilst a new southern stand will replace existing scaffolding seating. This stand has been designed to accommodate future roofing that will provide a covered link to the eastern stand. Legislation & Policy Legislation Planning and Development Act 2005 Metropolitan Region Scheme 1963 Clause 30(1) of the MRS sets out three overarching factors to be considered when determining development applications, these being: 1. the purpose for which the land is zoned or reserved under the Scheme; 2. the orderly and property planning of the locality; and 3. the preservation of the amenity of the locality. State Government Policies and Strategies State Planning Policy 4.2 - Activity Centres for Perth and Peel State Planning Policy 4.2 – Activity Centres for Perth and Peel (SPP 4.2) sets out the hierarchy of activity centres for the Perth and Peel region. SPP 4.2 identifies the Perth CBD as the main activity centre in the metropolitan region. The subject site is located at the periphery of the Perth CBD and its location is considered to meet the criteria of location of particular uses close to major activity centres. State Planning Policy 3.0

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One of the aims of State Planning Policy 3 is to facilitate sustainable patterns of urban growth and settlement. The subject site is located close to the CBD and well positioned for patrons to use either the existing road system or public transport. State Planning Policy 3.5 Historic Heritage Conservation State Planning Policy 3.5 sets out the need to conserve the historic heritage value of buildings and land and ensure that development of places of value is incorporated into the development approval process. In 1998 Perth Oval was included in the State Register of Heritage Places. The proposed development, which is concerned with upgrading and improving the function and form of the stadium, takes into consideration the historic heritage importance of the site and is considered to accord with the key criteria of Policy 3.5, which advocates the continued land use of heritage recognised sites. Directions 2031 and Beyond Directions 2031 and Beyond is the State Government’s high level strategic framework and plan that establishes a vision for future growth of the Perth and Peel metropolitan region. As such it provides a framework to guide the detailed planning and delivery of housing, infrastructure and services necessary to accommodate a range of growth scenarios. The draft Central Metropolitan Perth Sub-regional Strategy identifies a green network within the central metropolitan sub-region made up of parks, lakes, wetlands and waterways. The subject land is an existing green space that provides for passive and active recreation within an established, well developed urban area which forms part of the City's urban landscape WAPC Development Control Policies Development Control Policy 1.6 - Planning to Support Transit Use and Transit Oriented Development Development Control Policy 1.6 (DC 1.6) seeks to maximise the benefits to the community of providing an effective and well used public transit system by promoting planning and development outcomes that will support and sustain public transport use and achieve more effective integration of land uses and public transport infrastructure. The policy defines 'transit oriented precincts' based on a 10 -15 minute walking time or 800 metre distance for rail stations, transit interchanges or major bus transfer stations or terminals and about 5-7 minutes walking time or 400 metres for bus stops located on bus routes with multiple bus services that are high frequency of 15 minutes or less during peak periods.

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Given the subject site is within walking distance of four train stations and high frequency bus routes, it can be classed as a 'transit oriented development' and therefore considered against the objectives in DC 1.6. Notably, the continued use and improvement of Perth Oval ensures the optimal use of the land by encouraging the continuation of uses that will benefit from their proximity and accessibility to public transport through facilitating walking and cycling within the transit oriented precinct by establishing high levels of amenity, safety and permeability in the urban form and through the inclusion of end-of-trip facilities. Local Policies The application is not subject to the City of Vincent's Town Planning Scheme No. 1 given the site is situated within an area of land reserved for Public Purposes - Parks and Recreation under the MRS. The application is therefore to be determined under the provisions of the MRS. Notwithstanding the above, the City of Vincent has provided comments and recommended conditions in relation to the proposal. In so doing, the City has assessed the application against the provisions of its Scheme along with relevant Local Planning Policies and has concluded that the proposed development is consistent with these policy provisions. Consultation The City of Vincent The application has the support of the City of Vincent, which has also recommended a range of conditions. As a result of the significance of the proposed development, the City carried out community consultation for a period of 14 days. Approximately 4000 consultation letters were distributed and 22 submissions supporting the application and five submissions objecting to it being received during the advertising period (refer to Attachment 18 - Summary of Submissions). Objections to the proposal include concerns regarding the size and height of the eastern stand, general expansion of the stadium, parking and traffic issues, adequacy of stadium as a venue, lighting spill and noise issues. While these objections are noted, it is considered that they have generally been addressed as part of the proposal. The stadium is well located in terms of public transport whilst patron numbers will initially be decreased. Expansion into other parts of the subject site will not occur as the upgrade will be contained to the existing stadium area. In terms of noise generation, the venue is used for concerts intermittently and the noise generated by sporting events is not considered excessive. As a public facility operating for over 100 years, the stadium has a long history of accommodating events that generate noise and the proposed upgrade is unlikely to increase this generation.The

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issue of light spill will, according to the applicant, be dealt through the introduction of four new light towers which are designed to provide focused lighting that reduces light spill to surrounding streets. Perth Oval has a long, established history as a recreational facility servicing the wider community. The proposed development will upgrade this facility which will improve, rather than detract, from the role of the oval. Heritage Council of WA The Heritage Council of Western Australia advises that the proposed works are generally supported, subject to a requirement that conservation work to the north west entrance gates be carried out in close consultation with the Heritage Council. Additionally, the Council has requested the compilation of an Interpretation Plan, which is intended to convey the significance of a place to users, visitor and the general public, prior to commencement of works. Water Corporation Water and sewerage services are currently available to the subject property. Department of Conservation and Environment The department has advised that it has no comments regarding the proposal. Main Roads Main Roads WA has advised that the proposed development is acceptable. Planning Assessment: Application of the Metropolitan Region Scheme The purpose for which the land is zoned or reserved under the Scheme The proposed development would ordinarily require the sole determination of the WAPC under the MRS, given that the subject land is currently reserved for ‘Parks and Recreation’ under the Scheme. Clause 30 (1) of the MRS sets out the following factors when determining a development application:

1. The purpose for which the land is zoned or reserved under the Scheme;

2. The orderly and proper planning of the locality; and 3. The preservation of the amenities of the locality.

The proposed development is seeking to improve the existing facilities on site as the stadium moves toward a rectangular configuration in keeping with the approved Master Plan. To this extent the proposed development will maintain

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the current use of the land in compliance with the purpose for which the land is reserved under the MRS (being Parks and Recreation). The proposed development meets the intent of WAPC Policy No. DC 5.3 which requires that the use and development of reserved land be restricted to development which is consistent with enhancing the reserve and facilitating its use for recreational or conservation purposes. The preservation of the amenities of the locality The subject land has been used as a sporting venue for over 100 years. The proposed development will, by seeking to continue and improve a long established sporting use, have little or no impact on existing amenity in the locality. The land surrounding is zoned for residential purposes and has been used and developed with low density residential and commercial uses for many years. As a result the proposed improvements to the stadium will have little or no impact on the wider locality in terms of building form, change of use or generation of noise. Rather, it is considered that the proposed development will improve streetscape and the physical presence of the stadium when viewed from the wider locality. Perth Oval is generally used on the weekend or during week nights for sporting and/or cultural events. This pattern of use will be maintained as the proposed development is seeking to improve the facilities being offered and will, in the short term, result in a smaller number of spectator places than currently accommodated. The orderly and proper planning of the locality The site is well located in a prominent position at the corner of Lord and Bulwer Streets and sits on the periphery of the Perth CBD. The stadium is a historic and significant landmark within the locality and is now home to two major sporting clubs. The proposed development will provide a more modern and user friendly sporting venue designed in an appropriate built form. As such, it is considered that the development will significantly improve the physical appearance of the stadium and general amenity in the locality. The locality is characterised by a mix of low key residential and commercial properties. Much of the surrounding development has been established for many years and the proposed development will have little or no impact in terms of additional traffic or increased number of patrons. Rather, the improved physical presence of the stadium will enhance, rather than detract, from the general locality,

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Conclusion: It is concluded that the proposal has significant planning merit and that there is more than sufficient case to support the application. The proposed development is consistent with the reserved status of the land and will result in a greatly improved public facility that will allow for the continued use and growth of a central sporting and entertainment facility. The proposal is therefore considered to be consistent with the orderly and proper planning of the locality and would have a positive impact on the amenity of the locality whilst also providing for the wider community. Conditional approval is recommended.

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