DEVELOPMENT COMMITTEE MEETING TUESDAY 16 FEBRUARY 2021 ATTACHMENT 1 OF 4 TO ITEM DV21.7 - FEEDBACK FORM
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DEVELOPMENT
COMMITTEE MEETING
TUESDAY 16 FEBRUARY 2021
ATTACHMENT 1 OF 4 TO ITEM DV21.7
FEEDBACK FORMDRAFT STATE PLANNING POLICY 4.2 AND IMPLEMENTATION GUIDELINES – SUBMISSION FEEDBACK FORM
Question 1. Submitter Name Town of Cambridge
Question 2. Submitter Organisation Name Town of Cambridge
Question 3. Submitter Email Address mail@cambridge.wa.gov.au
Question 4. Do you wish to have your name removed from the submission No
Question 5. Policy Intent and Objectives
Explanation: Activity centres are a significant focus for economic development and future growth. They are community hubs that provide a
mix of land uses, employment and activities easily accessible by walking, cycling and public transport. SPP 4.2 aims to ensure planning and
development adequately considers the distribution, function and broad land use considerations for activity centres to meet local community
need and provide social, economic and environmental benefits to all Western Australians.
The objectives of this policy are to:
1. Provide a hierarchy and network of activity centres that meets community need and provides social, economic and environmental
benefits to all Western Australians.
2. Enable the distribution of a broad range of goods, services and activities, including retail, commercial and mixed-use developments that
do not undermine the hierarchy of activity centres.
3. Ensure consistency and rigour in the planning and development of activity centres.
Q 5. Comment: The proposed objectives under section 5 of draft SPP 4.2 are supported in principle. However, removal of clear links to the
planning and implementation of public infrastructure and services is not supported. These factors are beyond the control of local government
and development proponents. Without strong State Government commitment to infrastructure and service delivery, activity centre planning
cannot achieve the fundamental vision for accessible, functional and sustainable community hubs.
Question 6. Application of the Policy
Explanation: SPP 4.2 and the Guidelines apply to the preparation and assessment of the relevant components of planning instruments that
relate to activity centres within the Perth, Peel and Greater Bunbury Region Scheme areas, including:
1. local, district and regional planning strategies
2. local planning schemes, scheme reviews and amendments
3. precinct structure plans for activity centres
4. standard structure plans where activity centres are proposed in greenfield areas
5. subdivision and development applications for major developments within activity centres
6. major development of activity centre uses outside designated activity centres.
The objectives, outcomes and measures of SPP 4.2 may be applied outside of the abovementioned region scheme areas, as applicable, to
guide the preparation and review of local planning proposals. The application of SPP 4.2 in such areas shall be at the discretion of theWAPC and have due regard to any relevant provisions relating to activity centres role, function and hierarchy in the Local Planning
Framework and/or Regional Framework. This policy is to be read in conjunction with (but not limited to):
1. the Implementation Guidelines for SPP 4.2
2. State Planning Policy 7.0 Design of the Built Environment
3. State Planning Policy 7.1 Neighbourhood Design
4. State Planning Policy 7.2 Precinct Design
Q 6. Comment: No objection.
Question 7. Policy Outcomes
Explanation: The following outcomes specify the role of planning and development in contributing to the overall objectives of SPP 4.2. The
outcomes can be achieved through compliance with the policy measures. They can be used to guide discretion in policy application and
provide a basis for its evaluation.
1. The activity centre network meets different levels of community need and enables employment, goods and services to be accessed
efficiently and equitably by the community.
2. The primacy of activity centres is reinforced, and out-of-centre development that undermines the hierarchy of activity centres is
discouraged.
3. New activity centres or the expansion and consolidation of existing activity centres does not unreasonably undermine existing centres.
4. Sufficient development intensity and appropriate land use mix is provided, that supports the role and function of activity centres and
facilitates a competitive retail and commercial market.
5. The density and diversity of housing in and around activity centres is maximised to improve land efficiency and housing variety and
assist with delivering the objectives and outcomes of the strategic planning framework for the applicable region.
6. Development within activity centres is well-designed, cohesive and functional and that capitalises on the use of existing and planned
infrastructure.
7. Access to and within activity centres by walking, cycling and public transport is maximised while private vehicle trips and dependence on
parking is reduced.
8. Planning and development of activity centres balances the environmental, social and economic values of activity centres to provide a net
positive benefit to local communities.
Q 7. Comment: The proposed outcomes under section 6 of draft SPP 4.2 supported in principle. However, removal of clear links to the
planning and implementation of public infrastructure and services is not supported. These factors are beyond the control of local government
and development proponents. Without strong State Government commitment to infrastructure and service delivery, activity centre planning
cannot achieve the fundamental vision for accessible, functional and sustainable community hubs.
Question 8. Activity Centre Function and Hierarchy
Explanation: The activity centre functions and land use guidance (refer SPP 4.2 Appendix 1) and activity centre hierarchy (refer SPP 4.2
Appendix 2) shall be used to coordinate the location, function and measures relating to individual activity centres. This includes:
a) Preparation and review of regional, district and local planning strategies and local planning schemes, including the application of
appropriate zonings.b) Preparation of long-term capital investment programs, and promotion and coordination of private and public investment.
c) Evidence-based planning to identify sufficient development intensity and appropriate land use mix to support the functions of the activity
centre and contribute to the achievement of the sub-regional employment self-sufficiency and housing objectives from the relevant
regional and sub-regional planning frameworks.
The responsible authority is to consider the main role and attributes for each activity centre with guidance provided in SPP 4.2 Appendix 1.
Precinct structure plans and development proposals should be consistent with the classification of the activity centre in both function and
hierarchy. The responsible authority should ensure precinct structure plans and development proposals support the established and planned
activity centre hierarchy.
Proposals to depart from the hierarchy and for new activity centres must demonstrate:
1. the need for the departure from the hierarchy and/or new activity centre, based on population forecasts and a Needs Assessment
2. any new activity centre being serviced by high frequency public transport and
3. meeting the objectives and outcomes of SPP4.2
Q 8. Comment: No objection.
Question 9. Appendix 1: Activity Centre Functions and Land Use Guidance
Dwelling target
dwellings per gross Ha
Classification Main Role and Attributes
within walkable
catchment
Perth Capital City is the largest of the activity centres, providing the most intensely concentrated
development in the Perth, Peel and Bunbury regions. It has the greatest range of high order
Capital City services and jobs, and the largest commercial component of any activity centre. It is generally N/A
comprised of the highest density residential and commercial buildings, has excellent multi-
modal public transport connections and is the centre for cultural and entertainment facilities.
Strategic centres are the main regional activity centres. They are multipurpose centres that
provide a diversity of uses. These centres provide the full range of economic and community
Strategic services necessary for the communities in their catchments. These centres are expected to 50+
Centre service substantial populations, providing health, community and social services, be integrated (800m)
with public transport and provide opportunities for business agglomeration. Access is a priority
for these centres.
Secondary Secondary centres share similar characteristics with strategic centres but serve smaller 40+
Centre catchments and offer a more limited range of services, facilities and employment opportunities. (800m)They perform an important role in the regional economy and provide essential services to their
catchments.
District centres have a greater focus on servicing the daily and weekly needs of residents. Their
30+
District Centre relatively smaller scale catchment enables them to have a greater local community focus and
(400m)
provide services, facilities and job opportunities that reflect the needs of their catchments.
Specialised centres focus on regionally significant economic and institutional activities, such as
logistics based businesses for airports or knowledge-based for health and tertiary education
precincts. Planning for these centres should aim to protect the primary land use while improving
Specialised the growth and clustering of business activity of State and regional significance, particularly in
N/A
Centre knowledge-based or logistics-based industries. These areas are to be developed as places with
a concentration of linked businesses and institutions providing a major contribution to the
economy, with excellent transport links and potential to accommodate significant future growth
in jobs and in some instances housing.
Neighbourhood centres are important local focal points that provide for daily to weekly
Neighbourhood household shopping needs, community facilities and a small range of other convenience 25+
Centre services. They are also a focus for medium density housing. These centres play an important (200m)
role in providing walkable access to services and facilities for local communities.
Local centres provide for the day to day needs of local communities. These centres provide an 25+
Local Centre
important role in providing walkable access to services and facilities for local communities. (200m)
Q 9. Comment:
The proposed increased density targets are of concern for the Town with respect to maintaining a clear vision within a local planning
framework. While the targets could be supported on the basis that they are intended to guide further detailed planning, it is considered that
greater line-of-sight to endorsed local planning strategies should be provided in SPP 4.2 density considerations. While it is acknowledged
that the rate of change experienced within infill settings does not correlate with the ‘lifespan’ of endorsed precinct structure plan, it would be
beneficial for SPP 4.2 to include that dwelling targets in an endorsed local planning strategy are to guide that further detailed planning.
Clearly linking activity centre planning with the medium and long term vision for a locality will provide greater community confidence in, and
assists with ongoing review of, a local planning framework. It is considered that draft SPP 4.2 provides sufficient scope for proposals with a
residential density greater than the proposed targets to be appropriately considered similarly to major development proposals.
Question 10. Appendix 2: Activity Centre Hierarchy
Capital Strategic Secondary District Specialised
Perth Armadale Ashfield Central Sub-Region UWA/QEII
Northbridge Bunbury CBD Alkimos Floreat Dog Swamp Mount Lawley Bentley/Curtin
East Perth Cannington Belmont Wembley/Jolimont East Victoria North Fremantle Bunbury Regional
West Perth Fremantle Booragoon West Leederville Park Northlands HospitalJoondalup Claremont Ashfield Fitzgerald Street Oats Street ECU – Bunbury
Mandurah Clarkson Bassendean Glendalough Petra Street ECU – Mt Lawley
Midland Cockburn Bayswater Highgate Risely Street Jandakot Airport
Morley Ellenbrook Bentley Inglewood Riverton Murdoch
Rockingham Karrinyup Bullcreek Kardinya Scarborough Perth Airport
Stirling Kwinana Burswood Livingston South Perth St John of God
Yanchep Leederville Canning Bridge Main Street Southlands Hospital – Bunbury
Maddington Cottesloe Maylands Stirling Central South West Institute
Mirrabooka Dianella Melville of Technology -
Pinjarra Mount Hawthorn Bunbury
Subiaco
NW Sub-Region SW Sub-Region Peel Sub-Region
Two Rocks North
Alexander Heights Baldivis Falcon
Victoria Park
Butler (Brighton)* Cockburn Coast Halls Head
Wanneroo
Currambine Karnup* Lakelands
Warwick
Eglinton* Secret Harbour Ravenswood
Whitfords
Girrawheen Spearwood (Riverfont)*
Greenwood Wandi*
Bunbury Region
Madeley Warnbro
Bunbury Forum
Neerabup
SE Sub-Region Dalyelup
Sorrento
Byford Parks Centre
Woodvale
Forrest Lakes Treendale
Yanchep*
Gosnells
NE Sub-Region Kelmscott
Albion Mundijong*
Forrestfield Thornlie
Kalamunda Wungong
Mundaring
Neighbourhood and Local As defined by the Local Planning Strategy for that locality
Q 10. Comment: No objection.
Question 11. Requirement for Precinct Structure Plans
Explanation: A precinct structure plan is to be prepared for strategic, secondary, district and specialised activity centres.
Precinct structure plans should be endorsed by the WAPC prior to a major development being approved to ensure the development of the
activity centre is integrated, cohesive and accessible. Major development may be considered in the absence of an endorsed precinctstructure plan where exceptional circumstances are fully evidenced and justified. Any major development must satisfy relevant requirements of State Planning Policy 7.2 Precinct Design and Precinct Design Guidelines. Exceptional circumstances may include (but are not limited to) the following: 1. an immediate and demonstrated local need for the proposed land uses 2. the development would enable infrastructure needed by the community 3. the proposal delivers significant community benefit not identified in current and emerging plans. Neighbourhood and local activity centres may require either a precinct structure plan or local development plan, at the discretion of the decision-maker and if so, must be in accordance with the requirements of State Planning Policy 7.2 Precinct Design and Precinct Design Guidelines. Q 11. Comment: Precinct structure plan requirements of draft SPP 4.2 and SPP 7.2 will be applicable to the West Leederville Activity Centre Plan (‘WLACP’) and Floreat activity centre and may apply to the Town’s neighbourhood and local centres depending on the potential rezoning outcomes. It also may apply to development within Medical zone as this would be considered ‘Out of Centre Development’. It is noted that the introduction of SPP 4.2 in 2010 and the LPS Regulations 2015 contributed to significant delays, increased project costs and resources in preparing planning instruments, particularly with respect to the draft West Leederville Activity Centre Plan (‘WLACP’). The Town and its community have invested significant resources and time into the WLACP project over the past 10 years, and changes to the State planning framework that require major redrafting or cause delays to this project are not supported. To mitigate potential impacts to current local planning and given the time, cost and labour intensive nature of preparing activity centre plans/precinct structure plans, it is recommended that sufficient discretion is available in SPP 4.2 and/or SPP 7.2 to approve significantly commenced draft activity centre plans. Also, as per the Town’s comments on the proposed amendments to the Planning and Development (Local Planning Schemes) Regulations 2015, the change in terminology for ‘Activity Centre Plans’ to be ‘Precinct Structure Plans’ is not supported. This undermines the industry, planners and local governments efforts over the last decade in educating the public regarding activity centre plans and their role in planning for local communities and development. Consistent messaging and terminology are important in educating and justifying contemporary planning approaches. This is a superficial change that risks creating unnecessary confusion and frustration within the broader community. Question 12. Assessment Explanation: When considering local planning strategies, local planning schemes, precinct structure plans, standard structure plans and amendments to these planning instruments or major development proposals, the responsible authority must consider the main role and attributes for each activity centre type outlined in SPP 4.2 Appendix 1. A proposal meets the objectives and outcomes of this policy if it: 1. supports the overall precinct design objectives, as outlined within the applicable precinct structure plan
2. delivers net community benefit and does not lead to a loss of service to the community and
3. for major development proposals, any impact test (where applied) demonstrates that the proposal will not unreasonably impact upon
existing, committed and planned public and private investment.
Q 12. Comment:
Clarification is required regarding the term ‘proposal’ and factors outlined to demonstrate meeting the objectives and outcomes of SPP 4.2.
For example, community benefits is in bold however there is no definition within the policy. Additionally, community benefit is addressed with
respect to an Impact Test, therefore would be applicable to some Major Development and Out of Centre Development. In the case of the
latter, the first dot point is obviously not applicable.
Question 13. Land Uses
Explanation: This policy encourages the development of multifunctional activity centres that can cater for a wide range of office, commercial,
retail, food and hospitality, entertainment, education, leisure, cultural/tourist, residential and mixed-use land uses. Local planning schemes
should ensure that desired activity centre uses are located within activity centres through appropriate zoning and use class permissibility.
High trip-generating land uses should be located within or adjacent to activity centres to maximise opportunities to use public transport and
reduce the need for travel between places of residence, employment and recreation.
The inclusion of a mix of land uses in precinct structure plans for activity centres shall be encouraged. The diversity ratio (Table 1) in the
Implementation Guidelines shall be used as a guide, having regard to factors such as the extent of land in common ownership, the existing
land use mix, the proposed scale of development and the extent to which the activity centre and its catchment have already developed.
Higher-density housing should be incorporated within and immediately adjacent to activity centres to support the non-residential functions of
the activity centre, establish a sense of community and increase activity outside normal business hours. Residential density targets are
provided with Appendix 1 for some activity centres. These targets are intended as a guide to inform further detailed, evidence based planning
for each activity centre. Housing supply in specialised centres (with the exception of Perth and Jandakot airports) should be assessed on a
case-by-case basis.
Q 13. Comment: This section largely retains provisions from the current SPP 4.2 which are supported. For the purpose of consistency, it is
recommended that section 7.4 of the draft SPP 4.2 should include reference to precinct structure plans satisfying the relevant requirements
of Design Element 5: Land Use in State Planning Policy 7.2 Precinct Design and Precinct Design Guidelines.
Question 14. Employment
Explanation: Activity centres are priority locations for employment-generating activities and should contribute towards the achievement of the
relevant regional and sub-regional employment objectives. Planning decision-making shall facilitate:
a. employment opportunities in activity centres by maximising the density and range of activities to improve access to jobs
b. low-impact service industries locating in activity centres close to residential areas
c. education and training, health and other specialist facilities in activity centres
d. co-locating retail, residential, commercial, entertainment and other compatible uses with tertiary education, health and other suitable
uses in specialised activity centres.
Q 14. Comment: The revised employment provisions are supported.Question 15. Urban Form
Explanation: Activity centres shall incorporate a network of streets and public spaces in a compact urban form defined by a pedestrian-
dominant streetscape where the primary focus of activity is on key public streets. The urban form of an activity centre may change over time
depending on the existing development pattern and the type of development that occurs. The existing and future urban form and function of
an activity centre should be investigated and considered when preparing a precinct structure plan for an activity centre. All precinct structure
plans for activity centres must satisfy relevant requirements of State Planning Policy 7.2 Precinct Design and Precinct Design Guidelines.
Q 15. Comment: No objection.
Question 16: Movement and Access
Explanation: The physical organisation of the activity centre network and individual activity centres needs to support, and be supported by, a
balanced access and movement network that makes it convenient and practical for residents, employees and visitors to maximise travel by
walking, cycling and public transport, while minimising the need to travel by private car. The planning for activity centres should seek to:
a. Reduce private vehicle dependence, particularly for commuter trips, and manage the impacts of vehicle movements and parking.
b. Enable a range of transport choices that meet the access needs of residents, employees and visitors.
c. Promote a balanced movement network that prioritises walking, cycling, public transport, and shared mobility.
For parking in strategic metropolitan and specialised activity centres, the responsible authority should:
d. Establish mode share targets promoting a shift away from private vehicle use to the maximum extent possible based on the current and
planned capacity of the movement network and access needs of the centre.
e. Establish a parking cap to constrain private vehicle trip generation and promote mode shift.
f. Develop a parking plan outlining how public parking will be supplied and managed across the whole activity centre to prioritise use and
availability between different user groups.
g. Require major development to prepare and implement travel plans and parking supply & management plans that support the mode
share target.
All precinct structure plans for activity centres must satisfy relevant requirements of Design Element 3: Movement in State Planning Policy
7.2 Precinct Design and Precinct Design Guidelines.
Q 16. Comment:
Removing clear links to the planning and implementation of public transport infrastructure and services is not supported. These factors are
beyond the control of local government and development proponents. Without strong State Government commitment to infrastructure and
service delivery, activity centre planning cannot achieve the fundamental vision for accessible, functional and sustainable community hubs.
Question 17. Needs Assessment
Explanation: A Needs Assessment provides an information base to support decision-making by including an assessment of projected land
use needs of communities in a local government area and its surrounds.
A Needs Assessment may be prepared in support of a:1. local planning strategy 2. local planning scheme/scheme amendment 3. precinct structure plan 4. standard structure plan at the district or local level. A Needs Assessment should be prepared where a major development for an activity centre(s) is proposed. Once proposed floorspace and/or land requirements are identified, this information should be shown spatially within the planning document being prepared and include an indicative range of land use activity per activity centre. Once proposed floorspace and/or land requirements are identified, this information should be shown spatially within the planning document being prepared and include an indicative range of land use activity per activity centre. A Needs Assessment shall be prepared in accordance with the methodology provided within the Implementation Guidelines. Q 17. Comment: The needs Assessment provisions are generally supported subject to some minor administrative corrections. The third paragraph ‘A needs assessment should be prepared where a major development for an activity centre use(s) is proposed…’ should be reviewed to clarify use of the term major development and to remove duplication of the sentence: ‘Once proposed floorspace and/or land requirements…’. While major development is not identified in bold, it is a little unclear is this reference to a major development proposal (i.e. development application) or where a higher level planning document such as a local planning strategy, scheme amendment or precinct structure plan proposes a significant increase to the floorspace of activity centre use(s) within an activity centre. It is also considered that section 3.3 of the Implementation Guidelines can be consolidated with section 7.8 of SPP 4.2 or Appendix 1 of the Guidelines to avoid repetition and potential confusion. Question 18. Impact Test under section 7.9 of SPP 4.2 Explanation: An Impact Test (previously known as a Retail Sustainability Assessment) shall be prepared where a major development is proposed. The Impact Test must demonstrate that the proposal will: 1. not unreasonably impact upon existing, committed and planned public and private investment 2. not unreasonably impact the activity centre hierarchy or their existing or planned activity centre functions and 3. deliver net community benefits and not reduce the level of service to the community. An Impact Test is to be prepared by the proponent in accordance with the methodology provided within the Implementation Guidelines. Where an endorsed local planning strategy, district, standard or precinct structure plan includes an indicative amount of activity centre uses derived from a Needs Assessment, an Impact Test is only required where a significant increase (refer to major development definition for guidance) to this activity centre use floorspace is proposed.
Perth Capital City and strategic activity centres are exempt from the requirement for an Impact Test.
Q 18. Comment:
Further revision of provisions and guidance relating to Impact Tests is recommended to ensure all sections are consistent and clear.
Section 7.9 of SPP 4.2 and sections 4.2, 4.3 and 5.2 of the Guidelines include slightly different terms and phrasing to set out when an Impact
Test is required in relation to major development. It is unclear if an Impact Test is required for development applications for major
development, precinct structure plans that propose significant additional floorspace, proposals to change the activity centre hierarchy in order
to accommodate major development, or all of the above.
Again, the reference to major development is not in bold in the first paragraph of section 7.9 of the draft SPP 4.2. Therefore it is unclear if this
could refer to additional floorspace proposed as part of a development or in any sort of planning proposal. i.e. a precinct structure plan that
proposed to increase the activity centre use floorspace of an established district level activity centre by more than 5,000m2 NLA.
The Town’s Local Planning Strategy (‘LPS’) includes employment floorspace targets for each activity centre and a summary of a mix of land
uses that are encouraged, along with some turnover analysis for the key activity centres. The LPS was informed by the Town’s Economic
Development Strategy (adopted 2018). A retail needs assessment and analysis of employment industries were undertaken for the EDS to
project overall floorspace and employment quality targets to support employment self-sufficiency within the Town to 2050. As such, the EDS
provide suitable data to assess the employment consideration under section 7.5 of draft SPP 4.2.
While the EDS floorspace targets include community and commercial uses such as recreation facilities, health services, retail stores and
office space amongst other uses, it does not specifically identify land use needs and floorspace allocations for the Town. Nor does it cover
the potential impacts of the increased floorspace on the wider activity centre network and hierarchy.
The Wembley Activity Centre Plan and the draft West Leederville Activity Centre Plan also include shop/retail, entertainment and other
commercial land use floorspace targets. However these are largely based on shop/retail assessments.
The Town requests the DPLH advice as to whether assessments prepared under the current planning framework will be considered
sufficient?
Question 19. Out of Centre Development
Explanation: A proposal for an activity centre use located outside of a designated activity centre must be assessed in line with this policy and
will require an Impact Test if:
1. the proposed development includes Shop Retail floorspace greater than 500m2 NLA or
2. the proposed development is considered likely to impact the activity centre hierarchy, in the opinion of the WAPC and in consultation
with the local authority.Where out of centre development is considered necessary and appropriate, it should be located to support the success of activity centres,
minimise negative impacts to activity centres, be supported by public transport and minimise the need for individual private vehicle trips.
Q 19. Comment:
The provision for Out of Centre Development to be assessed in line with SPP 4.2 is supported in principle. But the 500m2 of shop/retail
floorspace is considered too low a threshold for the requirement of an Impact Test. Flexibility is required for allowing appropriately sized
development in existing commercial zoned areas that do not fit within a defined activity centre. For example, the Town has commercial zoned
areas which allow for a range of ‘activity centre uses’, such as Shop or Large Format Retail which is defined to be 750m2 and above. It is
recommended that provisions relating to out of centre development should include consideration the relevant zone objectives and land use
permissibility of the local planning scheme. Particularly with respect to the requirement for an Impact Test, and the assessment criteria under
section 7.3 of draft SPP 4.2. Further it is unclear why an Impact Test is required for out of centre development proposals involving increased
shop/retail floorspace only but no other activity centre uses. Where the local planning framework does not identify and provide for Out of
Centre Development of other types of activity centre uses, it is reasonable that the impact of significant increases in the respective floorspace
should be justified.
Question 20. Definitions
Activity centre - An activity centre within the hierarchy provided at Appendix 2, land zoned ‘Centre’ or equivalent under the applicable local
planning framework or land otherwise agreed to be an activity centre by the WAPC.
Activity centre use(s) - Includes (but not limited to) the following:
• Retail development: Shop, Bulky Goods Showroom, Liquor Store – Small, Liquor Store – Large, Market and Restricted Premises.
• Entertainment, Education and Leisure facilities: Amusement Parlour, Educational Establishment, Nightclub, Place of Worship,
Recreation – Private, Restaurant / Café, Small Bar, Tavern.
• Commercial uses: Office, Medical Centre, Consulting Rooms.
• Services: Small scale automotive services and recycling services.
• Cultural / Tourism Uses: Art Gallery, Cinema / Theatre, Hotel Tourist Development.
Bulky goods retail or showroom - As defined in the Planning and Development (Local Planning Schemes) Regulations 2015.
Established centre - There are existing activity centre uses (or use) within the activity centre.
High trip generating land uses
Educational establishment – >100 students
Restaurant, tavern etc. – >1000 persons (seats) or >2000m2 gross floor area
Fast food outlet – >500m2 gross floor area
Shop – >1000m2 gross floor area
Non-food retail – >2500m2 gross floor areaOffices – >5000m2 gross floor area
Major development - A proposal is considered a major development if the net additional floorspace for an activity centre use (or uses) is
greater than the thresholds in Table 2. Note – residential floor space is excluded from the calculation.
Table 2: Major Development – activity centre use floorspace thresholds Established Centre (m2 NLA) New Centre (m2 NLA)
Secondary 10,000 10,000
District 5,000 10,000
Specialised 5,000 10,000
Neighbourhood 3,000 5,000
Local 1,000 1,500
Shop/retail (shopping or shop) - The land use activities included in “Planning land use category 5: Shop/retail” as defined by the WAPC’s
Perth and Peel Land Use and Employment Survey (as amended).
Supermarket - A self-service shop/retail establishment selling food and grocery items.
Walkable catchment - Derived from application of the ‘ped-shed’ technique to the existing or proposed street network in the boundaries of the
activity centre. i.e. The:
• extent of the walkable catchment is either 200m, 400m or 800m depending on activity centre type (outlined in Appendix 1) and
• walkable catchment is measured from an agreed upon central point located within the activity centre such as a town square, rail stations,
major bus transfer stations or stops located on high-frequency bus routes.
Q 20. Comment:
The proposed definitions are generally supported however it is recommended the use of defined terms throughout SPP 4.2 and the
Guidelines is reviewed, and are appropriately identified in bold, for ease of understanding. The following comments are also provided.
The LPS Regulations do not define ‘Bulky goods retail or showroom’ explicitly, instead the term ‘Bulky Goods Showroom’ is defined. It is
recommended the draft SPP 4.2 defintion be updated consistently.
Use and bolding of the term ‘major development’ should be reviewed and clarified. As noted in response to Question 17, the needs
assessment section 7.8 of the draft SPP 4.2 states that a needs assessment should be required where a major development for an activity
centre(s) is proposed. However, major development is not identified in bold. It is a little unclear is this reference to a major development
proposal (i.e. development application) or where a higher level planning document such as a local planning strategy, scheme amendment or
precinct structure plan proposes a significant increase to the floorspace of activity centre use(s) within an activity centre. Again, major
development is not in bold in the first paragraph of section 7.9 of the draft SPP 4.2. Therefore it is unclear if this could refer to additionalfloorspace proposed as part of a development or in any sort of planning proposal. i.e. a precinct structure plan that proposed to increase the
activity centre use floorspace of an established district level activity centre by more than 5,000m2 NLA.
Community Benefit is in bold in section 7.3 of SPP 4.2 but there is no definition. A definition for community benefit, noting this is also defined
in SPP 7.2 and SPP 7.3 would be beneficial, particularly if the recommendations in the Town’s response to question 29 are accepted.
The use of the term ‘proposal’ throughout SPP 4.2, the Implementation Guidelines and within the definitons themselves, should be clarified.
In some cases it is unclear whether proposal refers to a development proposal or if it is a catch all for any type of planning proposal.
Question 21. Guidelines Part 3: How to plan for activity centres
Explanation: Do you have any comments on Part 3 How to Plan for Activity Centres?
Q 21. Comment: No objection. However, it is considered section 3.3 of the Implementation Guidelines can be moved to section 7.8 of SPP
4.2 or Appendix 1 of the Implementation Guidelines.
Question 22. Guidelines Part 4: Guidance on specific activity centre issues
Do you have any general comments on Part 4 Guidance on specific activity centre issues?
Q 22. Comment:
Boundaries - The Town, as part of its submission on the draft SPP 7.2, commented that inclusion of precinct boundaries in Local Planning
Schemes is considered inappropriate. Notwithstanding this, it is considered suitable for higher level planning instruments such as local
planning strategies and local planning schemes to identify an agreed upon central point within a centre from which centre boundaries can be
finalised at subsequent stages in the planning process.
Activity centre development proposals section is generally supported however as per the Town’s response to question 12, the requirements
outlined in section 7.3 of SPP 4.2 require clarification.
Question 23. Changes to the hierarchy and new activity centres
Explanation: Change to the activity centre hierarchy can occur:
1. if identified within an endorsed local planning strategy and
2. based on a determination by the Western Australian Planning Commission (WAPC).
The hierarchical level of the activity centre will be determined by the needs of the area balanced against the impact of the proposed activity
centre on existing and planned activity centres within the hierarchy and the proposed functions of the activity centre in line with SPP 4.2.
Where a new activity centre or amendment to the hierarchy is proposed to accommodate major development of an activity centre use, an
Impact Test will be required to determine if the impact on existing activity centres is acceptable.
Q 23. Comment: No objection.
Question 24. Diversity of land uses
Explanation: Do you have any comments on the diversity ratio provided in the Guidelines Table 1?
Table 1 Ratio of shop/retail floorspace to other non-residential land usesPerth Capital City and Bunbury CBD N/A
Strategic and Secondary Activity Centres (excluding Bunbury CBD) 1:1
District Activity Centres 2:1
Neighbourhood and Local Activity Centres N/A
Q 24. Comment:
Changing the land use mix targets from a minimum percentage to a capped ratio may make the viability of shop/retail floorspace difficult to
ensure within the walkable catchment. For example, retail floorspace forms a much smaller proportion of the overall non-residential
floorspace in the Wembley and West Leederville district centres. Further clarification is sought on how the diversity ratio were derived and
whether consideration to contemporary economic drivers for activity centre growth.
Question 25. Staging of employment and density targets
Explanation: The challenges of achieving higher residential density and employment targets in new and emerging activity centres is
acknowledged. Setting minimum density targets for new and emerging activity centres has the potential to sterilise the development of land
where the market does not support those minimum targets in the short-medium term. The staging of residential density and employment
targets for new and emerging activity centres is supported. An acceptable approach is to implement:
1. ‘initial/interim’ density and employment targets, to be achieved within 10 years of the approval of the precinct structure plan
2. ultimate density targets, to be achieved through a review of the precinct structure plan following 10 years of the Precinct Plan
implementation (or another timeframe as approved by the WAPC).
Q 25. Comment:
The Town does not have new or emerging activity centres based on the draft SPP 4.2 and the Town’s draft LPS. As such, the Town has no
objection.
Question 26. Bulky goods / large format retail precincts
Explanation: Bulky goods and large format retail must be considered and planned at all levels of the planning framework to ensure that the
opportunities for this land use are maximised, while the impacts of this land use on the activity centre network and policy objectives are
managed. The preferred location of bulky goods/large format retail is in precincts on the periphery of activity centres and the regional road
and public transport networks. This assists in maximising the use of infrastructure, including the shared use of car parking; limiting the
number of car trips; and economically supporting other activity centre businesses. The design of bulky goods/large format precincts must
provide for a comfortable walkable environment for all users and not prohibit future redevelopment of the precinct for transitioning other uses
over time. The encroachment of bulky goods/large format retail into residential and industrial zones should be avoided. Locating bulky goods
retail in an ad hoc manner or as ribbon development along regional roads is discouraged. Where relevant, bulky goods/large format retail
must be considered within Needs Assessments and sufficient land allocated in appropriate locations for this use.
Q 26. Comment: No objection.
Question 27. Supermarkets
Explanation: Supermarkets are major generators of travel and can be important anchors for many activity centres, particularly at the local,
neighbourhood and district level of the hierarchy. The planning and location of supermarkets should support the established and planned
activity centre hierarchy. When assessing proposals for supermarkets, decision-makers should consider the appropriate zoning in the localplanning scheme, efficient and equitable access to services by the community and availability of land within existing activity centres.
Supermarket proposals should prepare and implement travel plans and parking supply & management plans and must provide for a
comfortable walking and cycling environment.
Q 27. Comment: No objection.
Question 28. Impact Test
Explanation: The Impact Test replaces the Retail Sustainability assessment process established in the 2010 gazetted version of SPP 4.2.
The purpose of the test is to ensure that major development proposals align with the objectives of SPP 4.2. Specifically, the Impact Test will
ensure major development proposals will not unreasonably impact upon the activity centre hierarchy, result in loss of services to the
community and/or impact upon existing, committed and planned public and private infrastructure investment.
Q 28. Comment:
As per the Town’s response to question 18, further revision of the SPP 4.2 provisions and the Guidelines relating to Impact Tests is
recommended to ensure all sections are consistent and clear.
While shop/retail floorspace is a very important element, there is limited practical guidance for the other types of ‘Activity Centre Uses’
provided in the Impact Test requirements (Guidelines section 5.3), assessment and turnover considerations (Guidelines section 5.5) and
scope and methodology (Guidelines Appendix 2). Greater clarity regarding acceptable qualitative assessment of entertainment and office
floorspace would be beneficial given the contemporary trends in business and office floorspace needs.
Question 29. Community Benefit
Explanation: Community benefit is the public good that a proposal delivers as indicated by (but not limited to) the following:
Productivity - Contribute to increasing and/or diversifying employment and the local economy.
1. Does the proposal provide new jobs in addition to any that may be lost elsewhere – net additional jobs?
2. Does the proposal contribute to diversifying local jobs – creating more strategic employment versus population-driven employment?
Quality of life - Provide new, or improve on existing services that could improve quality of life for community members.
1. Does the proposal include land uses such as healthcare, education and community facilities?
2. Does the proposal provide additional, or improve on existing public open space?
Environmental sustainability - Contribute to a sustainable urban environment.
1. Does the proposal contribute to improved air and water quality – such as incorporating enhanced water sensitive urban design, or
walking and cycling infrastructure that reduces emissions from vehicles?
2. Does the proposal protect remnant vegetation or contribute to improving the urban tree canopy?
3. Does the proposal help reduce energy consumption and emissions – for example through sustainable construction methods and/or
incorporating renewable energy systems?Infrastructure development - Provide needed, or improve on existing infrastructure.
1. Does the proposal include new, or improvements to existing transport infrastructure that increases access and helps manage
congestion?
2. Does the proposal include enhancements to utilities that benefit the local area?
3. Does the proposal contribute to infrastructure for recreation purposes?
Equity and social inclusion - Contribute towards the creation of equitable communities.
1. Does the proposal have the potential to improve access to economic opportunity for minority and vulnerable groups?
Q 29. Comment:
The use and process for assessing community benefits within the Design WA policy suite is supported. When cross referencing with draft
SPP 7.2 and SPP 7.3, it appears that community benefits and potential incentives/requirements for community benefits are to be identified
and defined in precinct structure plans. This indicates that quantifying and assessing net community benefit is an important consideration for
matters beyond just an Impact Test. Therefore, guidance on community benefit should be should have its own section in the Guidelines,
rather than be a sub-section of an Impact Test (including the quantifying community benefit guidance currently in the Guidelines Appendix 2).
Question 30. Guidelines Appendix 1 – Scope and methodology for needs assessment
Explanation: The need for activity centre uses refers to the scale and mix of residential and non-residential uses likely to be needed within a
catchment area over the plan period (10 years for Precinct Structure Plans). The assessment should measure demand for the area and
identify the scale of supply necessary to appropriately accommodate this demand in square metres Net Lettable Area (NLA). The scale and
detail of the assessment should be commensurate with the planning process or proposal being considered. Only future scenarios that could
be reasonably expected to occur should be considered. The assessment of need must be based on facts and unbiased evidence. The
methodology used must be transparent and verifiable.
Question 30. Comment: The proposed scope and methodology for Needs Assessments is generally supported.
Question 31. Guidelines Appendix 2 – Scope and methodology for Impact Test
Explanation: The Impact Test should be undertaken in a proportionate and locally-appropriate way, drawing on existing information where
possible. Applicants and local planning authorities should seek to agree the scope, key impacts for assessment, and level of detail required
in advance of applications being submitted.
Question 31. Comment:
The scope and methodology outlined in Appendix 2 for shop/retail proposals is supported but more guidance should be included for
preparing and assessing impact of other non-residential land uses, particularly entertainment and office land uses. As noted in the response
to question 28, additional guidance regarding modelling and impact considerations for other non-residential land uses is recommended to be
included in the Guidelines. The requirement for verifiable data sources and justification of the methodology and data sources is supported.DEVELOPMENT
COMMITTEE MEETING
TUESDAY 16 FEBRUARY 2021
ATTACHMENT 2 OF 4 TO ITEM DV21.7
DRAFT STATE PLANNING POLICY 4.2: ACTIVITY
CENTRESdraft State Planning Policy 4.2 Activity Centres August 2020 Prepared under Part Three of the Planning and Development Act 2005 by the Western Australian Planning Commission
The Department of Planning, Lands and click to follow
Heritage acknowledges the traditional
owners and custodians of this land. We pay 1 CITATION 1 8. IMPLEMENTATION 5
our respect to Elders past and present, their
descendants who are with us today, and those
who will follow in their footsteps. 2 POLICY INTENT 1 9. DEFINITIONS 5
Disclaimer 3 WHAT ARE ACTIVITY APPENDICES
CENTRES? 1
This document has been produced by the Appendix 1:
Department of Planning, Lands and Heritage Activity centre functions and
on behalf of the Western Australian Planning 4 APPLICATION OF THIS land use guidance 6
Commission. Any representation, statement, POLICY 1
opinion or advice expressed or implied in this Appendix 2:
publication is made in good faith and on the Activity Centre Hierarchy 7
basis that the Government, its employees and 5 POLICY OBJECTIVES 1
agents are not liable for any damage or loss
whatsoever which may occur as a result of
action taken or not taken, as the case may be, 6 POLICY OUTCOMES 1
in respect of any representation, statement,
opinion or advice referred to herein.
Professional advice should be obtained before 7 POLICY MEASURES 2
applying the information contained in this
document to particular circumstances. 7.1 Activity Centre function
and hierarchy 2
7.2 Requirement for precinct
© State of Western Australian
structure plans 2
Published by the 7.3 Assessment 3
Western Australian Planning Commission
Gordon Stephenson House 7.4 Land uses 3
140 William Street 7.5 Employment 3
Perth WA 6000
7.6 Urban form 3
Locked Bag 2506
Perth WA 6001
7.7 Movement and access 3
7.8 Needs Assessment 4
Published August 2020
7.9 Impact Test 4
website: www.dplh.wa.gov.au
email: info@dplh.wa.gov.au 7.10 Out of centre
developments 4
tel: 08 6551 8002
fax: 08 6551 9001
National Relay Service: 13 36 77
This document is available in alternative
formats on application to the Department
of Planning, Lands and Heritage
Communications Branch.Draft State Planning Policy 4.2
Activity Centres
May 2020
1
1 CITATION 4 APPLICATION OF THE POLICY 5 POLICY OBJECTIVES
This is a State Planning Policy made under Part 3 of the This policy and its Guidelines applies to the preparation The objectives of this policy are to:
Planning and Development Act 2005. This policy may be and assessment of the relevant components of planning 1. Provide a hierarchy and network of activity centres
cited as State Planning Policy 4.2 Activity Centres (SPP 4.2). instruments that relate to activity centres within the that meets community need and provides social,
It replaces State Planning Policy 4.2 Activity Centres for Metropolitan (Perth), Peel and Greater Bunbury Region economic and environmental benefits to all Western
Perth and Peel (2010). Scheme areas, including: Australians.
• local, district and regional planning strategies 2. Enable the distribution of a broad range of goods,
• local planning schemes, scheme reviews and services and activities, including retail, commercial
2 POLICY INTENT amendments and mixed-use developments that do not undermine
• precinct structure plans for activity centres the hierarchy of activity centres.
To ensure planning and development adequately
• standard structure plans where activity centres are 3. Ensure consistency and rigour in the planning and
considers the distribution, function and broad land use
proposed in greenfield areas development of activity centres.
considerations for activity centres.
• subdivision and development applications for major
developments within activity centres
• major development of activity centre uses outside
6 POLICY OUTCOMES
3 WHAT ARE ACTIVITY designated activity centres. The following outcomes specify the role of planning and
CENTRES? The objectives, outcomes and measures of this policy development in contributing to the overall objectives
may be applied outside of the abovementioned region of this policy. The outcomes can be achieved through
Activity centres are multi-functional community focal
scheme areas, as applicable, to guide the preparation and compliance with the policy measures. They can be used
points that vary in size and function. They are generally
review of local planning proposals. The application of to guide discretion in policy application and provide a
well-serviced by transport networks with a focus on
this policy in such areas shall be at the discretion of the basis for its evaluation.
integrated pedestrian access and walkability, and may
Western Australian Planning Commission (WAPC) and 1. The activity centre network meets different levels of
include land uses such as commercial, retail, food and
have due regard to any relevant provisions relating to community need and enables employment, goods
hospitality, higher-density housing, entertainment,
activity centres role, function and hierarchy in the Local and services to be accessed efficiently and equitably
tourism, civic/community, higher education, and medical
Planning Framework and/or Regional Framework. by the community.
services.
This policy is to be read in conjunction with (but not 2. The primacy of activity centres is reinforced, and
limited to): out-of-centre development that undermines the
• the Implementation Guidelines for SPP 4.2 hierarchy of activity centres is discouraged.
• State Planning Policy 7.0 Design of the Built 3. New activity centres or the expansion and
Environment consolidation of existing activity centres does not
• State Planning Policy 7.1 Neighbourhood Design unreasonably undermine existing centres.
• State Planning Policy 7.2 Precinct DesignDraft State Planning Policy 4.2
Activity Centres
May 2020
2
4. Sufficient development intensity and appropriate 7 POLICY MEASURES Proposals to depart from the hierarchy and for new
land use mix is provided, that supports the role activity centres must demonstrate:
and function of activity centres and facilitates a 7.1 Activity Centre function and hierarchy • the need for the departure from the hierarchy and/or
competitive retail and commercial market.
The activity centre functions and land use guidance at new activity centre, based on population forecasts and
5. The density and diversity of housing in and around Appendix 1 and activity centre hierarchy at Appendix 2 a Needs Assessment
activity centres is maximised to improve land of this policy shall be used to coordinate the location, • any new activity centre being serviced by high-
efficiency and housing variety, and assist with function and measures relating to individual activity frequency public transport and
delivering the objectives and outcomes of the centres. This includes:
strategic planning framework for the applicable • meeting the objectives and outcomes of SPP4.2
region. a) Preparation and review of regional, district and local
planning strategies and local planning schemes, 7.2 Requirement for precinct structure
6. Development within activity centres is well-designed,
including the application of appropriate zonings. plans
cohesive and functional and that capitalises on the
use of existing and planned infrastructure. b) Preparation of long-term capital investment
A precinct structure plan is to be prepared for strategic,
programs, and promotion and coordination of
7. Access to and within activity centres by walking, secondary, district and specialised activity centres.
private and public investment.
cycling and public transport is maximised while
c) Evidence-based planning to identify sufficient Precinct structure plans should be endorsed by the WAPC
private vehicle trips and dependence on parking is
development intensity and appropriate land use mix prior to a major development being approved to ensure
reduced.
to support the functions of the activity centre, and the development of the activity centre is integrated,
8. Planning and development of activity centres cohesive and accessible. Major development may be
contribute to the achievement of the sub-regional
balances the environmental, social and economic considered in the absence of an endorsed precinct
employment self-sufficiency and housing objectives
values of activity centres to provide a net positive structure plan where exceptional circumstances are fully
from the relevant regional and sub-regional planning
benefit to local communities. evidenced and justified. Any major development must
frameworks.
satisfy relevant requirements of State Planning Policy 7.2
The responsible authority is to consider the main role and Precinct Design and Precinct Design Guidelines.
attributes for each activity centre with guidance provided
in Appendix 1. Exceptional circumstances may include (but are not
limited to) the following:
Precinct structure plans and development proposals
should be consistent with the classification of the activity – an immediate and demonstrated local need for the
centre in both function and hierarchy. proposed land uses
The responsible authority should ensure precinct – the development would enable infrastructure needed
structure plans and development proposals support the by the community
established and planned activity centre hierarchy. – the proposal delivers significant community benefit
For region scheme areas, refer to Appendix 2 for not identified in current and emerging plans..
guidance on activity centre hierarchy.You can also read
