PLANNING CONTEXT

The most relevant planning document relating to Lot 2 is the West Denmark Structure Plan which was prepared by Taylor Burrell planning consultants in June 1996 and subsequently adopted by the Shire of Denmark and Western Australian Planning Commission in 1997.

This structure plan was prepared to co-ordinate the development of the fragmented land ownership in the area and to “…emphasise the significance of topography, vegetation, natural features, and landscape character and the need to avoid monotonous urban sprawl….

SITE DESCRIPTION

Topography

The southern half of Lot 2 consists of a broad saddle of relatively flat land which varies in height from the 135 metre contour on the eastern boundary to the 125 metre contour on the western boundary. Immediately adjacent to the southern boundary the land falls away to a low point of 120 metres in the south east and south west corners of the property. A small unnamed drainage line emerges in the south west portion of the property and drains to the south east. This drainage line seeps across cleared pasture on the property to the south and enters a man made dam (refer Figure 2).

The northern half of the property slopes to the north with a slope of approximately one in ten. The valley containing Millars Creek which runs in an easterly direction forms in the north eastern corner of the property and on the adjoining property to the west. An area of granite outcrop is located close to the western boundary of the property on the south side of Millars Creek.

Vegetation

Lot 2 remains one of the most vegetated properties within the West Denmark Structure Plan area and provides a striking contrast to properties to the west and south which have been predominantly cleared for grazing. Approximately 27% of the property has been cleared for pasture and is now being used to accommodate the various activities associated with the development of the permaculture centre.

The West Denmark Structure Plan notes that the remaining vegetation plays a number of important roles such as:

• Contributing to scenic amenity;

• Providing areas for passive recreation;

• Providing habitat for native fauna;

• Providing a barrier against wind and water erosion;

• Reducing possible water logging and stream nutrient build up.

The southern portion of the property has largely been cleared, although there has been some regrowth of low shrub land associated with the shallow rocky soils and soils which are waterlogged in winter. The central portion and south west corner of the property are largely dominated by Jarrah/Marri and associated understorey. A small pocket of the Karri/Tingle association is evident close to the eastern boundary. Adjacent to Millars Creek and along the western boundary, the predominant vegetation consists of dense, tall shrub land or wetland species tolerant to waterlogging. Some tree cover is also evident, including Karri regrowth on the northern side of the creek.

A detailed vegetation survey of the property has been prepared. No rare or endangered species were identified.

The rest of this page should be read while referring to the detailed site plan. Plesae note that this PDF file can be printed (on paper!) if you can't bear switching backwards and forwards between windows!

The Rural Settlement Strategy notes that the key element in this form of development is that the lots will generally be subdivided into Survey Strata lots and the significant landscape features become common property lots under the overall strata concept. The ability to incorporate a Management Statement to guide activities and responsibilities in relation to the property is also seen to be a particular benefit of this form of development.

The objectives of the Landscape Protection zone, as outlined above, are considered ideal in terms of what the Permaculture Foundation hope to achieve. The development of 16 residential lots represents an overall average of approximately one residence per 1.3ha which is considerably less dense than the overall average for West Denmark of one lot per 0.8ha.

Two clusters of 10 and 6 residential strata lots are proposed. With the exception of the existing cottage which will be located on a 3500m² lot, the other lots will all have a minimum lot size of 1000m².

The cluster of 10 strata lots will be located on the southern portion of the property in an area which has previously been cleared and used as pasture. Some regrowth has occurred in this area following the removal of stock.

While this area comprises land units which have a low capability for development and on-site effluent disposal, the proponents are prepared to meet the additional cost of making the land suitable for their purposes for the following reasons:

1. The Permaculture Foundation philosophy is to use the poorer land and land that has already been cleared for development in order to avoid clearing more remnant vegetation.

2. The southern portion of the property provides unrestricted views to Wilson Inlet and apart from providing residents with greater amenity, will also ensure trees are not removed to obtain such views.

3. The location of housing in this predominantly cleared area affords greater safety in terms of bush fire threat and avoids the need to clear remnant vegetation in order to meet bush fire management requirements.

4. The lots are in close proximity to various activity areas such as the community house, playgrounds, herb drying building, community gardens and dams.

The second cluster of 6 strata lots will be located on the northern slope of the property on the edge of the existing permaculture gardens.

This area has a fair capability for development and on-site effluent disposal. The land capability assessment recommends road location be across contours and care be taken with disposal of drainage.

While some trees and understorey will need to be cleared for house sites and to meet bush fire management requirements, the clustering of house sites adjacent to the existing dwelling and gardens will minimise the impact on existing remnant vegetation.

In addition to the residential development, a separate strata lot is proposed to contain the solar herb dryer which is currently under construction. This will be a multi purpose facility which in addition to having the capacity to dry up to a tonne of fresh herb material a day, will provide office space, accommodation, (five bedrooms) a commercial and domestic kitchen, teaching space, a library and meeting room.

Apart from the 16 residential lots and solar herb dryer lot, the balance of the land consists of common property which will accommodate a number of purposes which are detailed below:

CP1 Forest Common

Retention of the existing remnant vegetation is the single largest purpose, comprising approximately 73% of the total site. The objective is to retain it for its intrinsic conservation, environmental, landscape and general amenity values. Subject to the preparation of a management plan it is also proposed to use part of the area as a sustainable resource with some limited timber harvesting, firewood and wildflower harvesting. The management plan will form part of the strata management statement and be subject to Council approval.

CP2 Landscape Buffer & Entry Statement

This area will be landscaped to form an attractive entry statement to the property and provide a landscape buffer between the residential lots and Peace Street.

CP3 Activity Area

Sites will be available for purposes such as sheds, workshop space, nursery and sales outlet for goods produced on site. Sheds and workshop space will be located on the northern portion of the area and appropriately screened and landscaped. The plant nursery and sales outlet will be located on the southern portion of the area and will be attractively designed and subject to separate planning approval by Council.

CP4 Access & Safe Play Area

This area will provide for pedestrian access, safe play area and meeting place for adjacent residents. Limited vehicular access to the rear of the lots will also be allowed, largely for maintenance purposes, but not on a regular daily basis.

CP5 Playground/Recreation Area

Located between the residential dwellings and the solar herb dryer, this area is set aside for community recreation and entertainment of residents.

CP6 Chinampa Gardens

This area of cleared land is set aside for allotments where lot owners and occupiers can meet their domestic vegetable and fruit needs.

CP7 Chinampa Dam & Slot Drain

The dam and slot drain provide water for the Chinampa Gardens and herb dryer. They also form part of the landscaped gardens and provide an opportunity for aquaculture.

CP8 Dam

This dam provides water for gardens adjacent to residential Lot 1 as well as being a landscape feature on the corner of key access roads.

CP9 Settling Basins

All drainage from the residential lots and associated access roads will be channelled into these two settling basins prior to discharge into the nearby drainage line. The basins will be designed on water sensitive design principles to Council and Water & Rivers Commission specification.

CP10 Community Centre

Community Centre to be developed in the longer term depending on the need for additional community facilities. These needs will be established once the development is fully functioning and will be subject to a separate application. Anticipated activities include community meetings, seminars and workshops, lounge rooms and supporting facilities such as a kitchen and toilets.

CP11 North Slope Gardens

Existing gardens in this area will be available for use by nearby owners/occupiers of residential lots for domestic vegetable & fruit production.

CP12 Settling Basin

All drainage from access roads, residential lots and gardens will be directed into a settling basin to ensure no drainage enters directly into Millars Creek. The basin will be designed on water sensitive design principles to Council and Water & Rivers Commission specifications.

MANAGEMENT & PLANNING PROVISIONS

Ongoing management of the proposed development will be subject to management provisions which are set out in the rezoning documentation and will be incorporated into Appendix 15 of the Town Planning Scheme text. As it is proposed to strata title the development a management statement will also be prepared as required by the Strata Title Act. This management statement will reflect the provisions contained within Council’s Town Planning Scheme and enable ongoing management to be largely self managed by the corporate body.

The management provisions will cover the following matters.

Landuse

The various uses indicated on the subdivision guide plan will be shown as permitted uses. these include single house, home occupation, home businesses, solar herb dryer, nursery and sales outlet for goods produced on site, aquaculture, organic gardens, timber harvesting and wildflower harvesting. Ancillary facilities incorporated in the herb drying building include five bedrooms for visitors attending permaculture courses/seminars and meeting space to conduct the courses and seminars.

Vegetation Protection, Timber & Wildflower Harvesting

One of the main objectives of the proposal is to protect the remnant vegetation on the property. Clustering the majority of development within existing cleared areas will minimise clearing associated with such development as well as that required for surrounding low fuel areas and hazard reduction areas.

Appropriate provisions will be incorporated in the Scheme Text to ensure all development is restricted to the designated development areas. No clearing of vegetation outside the strata lot/development area will be permitted except where trees are diseased or dangerous, access for vehicles is required or selective clearing is required for bush fire management, access around buildings and limited timber harvesting.

With regard to timber harvesting, the objective is to provide for the needs of the residents while maintaining the integrity of the forest system and increasing its biodiversity. It is anticipated that the initial timber requirements for use in the development of the property (12 – 15 trees) will largely be obtained where removal is required for house sites, access and bush fire management requirements. All harvesting will be subject to the preparation of a detailed management plan to be approved by Council.

Weed Management

Since 1985 when the subject land was purchased, a weed management program has been put in place to eradicate Watsonia and Blackberry infestations. Though largely removed, ongoing management is required. A weed management plan will form part of the management statement and residents will be responsible for its implementation.

It is proposed to remove the weeds by manual methods as opposed to the use of toxic sprays.

Other weed species identified on the property include Guildford (or onion) grass, Taylorina, Acacia longifolia and Wavy Gladioli.

Weed eradication will be based on an annual program as one-off approaches will not be effective.

Dieback Management

While there is no evidence of dieback within the property, it may already be present. As it is difficult to prove the presence of the disease without infected plant material for testing, it is prudent to plan disease control measures as if the property were dieback free.

To prevent the introduction of dieback, all construction and earthmoving machinery brought onto the property must be completely clean prior to entry. In addition any fill materials for use in road or house pad construction must also be guaranteed to be dieback free.

These requirements should form part of the works contract at the subdivision/construction stage of development.

Visual Amenity, Building Standards and Design

By clustering residential lots in two localities, the predominate visual impact on Lot 2 will be the extensive remnant vegetation. Six of the lots will be located in a cluster adjacent to the northern gardens and will not be visible from Peace Street. The balance of the lots will be located on the southern portion of the property overlooking Peace Street in order to utilise land that has largely been cleared and to enjoy views of the inlet and ocean. A landscape buffer strip is proposed adjacent to Peace Street in order to enhance the streetscape. Provisions regarding building materials, colours and design will be incorporated in the amending documentation.

Roads

It is proposed that roads within the strata titled subdivision will be owned by the strata title company and maintained at no cost to Council. All weather gravel roads are proposed which are considered adequate for the levels of development proposed. Appropriate treatment at the entry points onto Peace Street will be provided to ensure there is no gravel run off onto Peace Street.

Water

While scheme water is located in the Peace Street road reserve, the philosophy of the Permaculture Foundation is to develop as far as possible, a self sufficient eco-village. It is proposed to pursue the option of obtaining an operating licence from the Office of Water Regulation to provide an independent water supply to the eco-village as provided for under the Water Services Co-ordination Act 1995. In order to achieve a licence it will be necessary to prove up the water supply and provide for ongoing maintenance and management.

Power and Communications

Underground power and telecommunications are available and will be extended to service the proposed development. The objective is to maximise the use of alternative energy sources such as solar power and where possible export energy into the grid.

Onsite Effluent Disposal Systems

Given the nature of the soil types, particularly in the location of the southern cluster of residential lots, alternative forms of onsite effluent treatment systems will be required. These systems will be designed and constructed to Council and the Public Heath Department requirements. Some onsite drainage and fill will be required to improve the site conditions and appropriate separation from creek lines/drainage lines (minimum 50 metres) will be provided.