Client: Satterley Property Group
Site Area: Approximately 230 ha
No. of Dwellings: Approximately 2400 residential lots
Location: Wandi North, Wandi South, Mandogalup
Honeywood is a new residential community in the suburbs of Wandi and Mandogalup. It covers approximately 230 hectares of land, and, when completed, will feature in the order of 2400 residential lots, two primary schools, a high school, district playing fields, and other community facilities.
Rowe Group was appointed by Satterley Property Group in 2008 to progress all necessary statutory approvals to facilitate residential development of the sites. This has encompassed MRS amendments, local structure planning and subsequent subdivision and Local Development Plan approvals for the site.
The site comprises three land parcels located in Wandi (north and south) and Mandogalup of approximately 230 hectares in total, bisected by the Kwinana Freeway in the City of Kwinana, and is three of five urban cells which make up the Jandakot Structure Plan corridor. Of the 230 hectares making up the structure planning areas, Honeywood and Honeywood Rise (including the future Mandogalup stages) comprise 188 hectares, with the balance of the development being undertaken by other landowners. Rowe Group also acts on behalf of a number of those landowners.
The site is traversed by the Dampier to Bunbury Natural Gas Pipeline and the Peel Main Drain. The site comprises of approximately 26 hectares of ‘core’ wetland area, ranging in classification of Multiple Use through to Conservation Category, and retains an undulating topography with pockets of remnant vegetation worthy of retention.
Upon completion, the project will generate approximately 2400 residential lots across Honeywood, Honeywood Rise, Mandogalup and the balance of the local structure planning areas, comprising densities ranging from R25 to R60. The development will also include two Primary Schools, a High School and two local playing fields, amongst other community facilities.
The Wandi South cell is also located adjacent to the District Activity Centre on Anketell Road. Rowe Group is also progressing design tasks associated with the Anketell District Centre on behalf of BMC Properties and Saracen Properties.
Given the challenging nature of the site and its surrounds, Rowe Group was required to overcome a number of challenges and constraints including:
- The incorporation of a Transit Oriented Design response in the northern portion of the site. However, subsequent to design and approvals over this area, a WAPC resolution in 2013 to remove the previously identified Rowley Road (south) station adjacent to the project area from the planning framework triggered a redesign of the precinct for standard residential development. This presented challenges in managing the approvals process without incurring project delays and maintaining a steady lot release schedule ahead of the final WAPC resolution.
- Gaining support of the WA Planning Commission, Department of Water and Water Corporation for the rezoning of a portion of the Rural Water Protection (Priority 2 area) zone to the Urban zone in order to create a suitable catchment and support a Transit Oriented Development within 400 metres of the station (which was subsequently deleted from planning at this location).
- Developing a design response to the multiple wetlands across the site that was acceptable to all stakeholders, secured through the MRS amendment, Commonwealth Environmental Protection and Biodiversity Conservation Act referral, and local structure planning processes. The large areas of wetland across the development significantly affected urban land availability, and the negotiated outcome sought to maximise the amenity benefits of the wetlands, whilst still achieving a viable project area for the client.
- Overcoming delays caused by protracted discussions between various government bodies and committees regarding the finalisation of the Jandakot Structure Plan and its associated Water Resource Management Strategy.
- Developing a design response which was cognisant of the adjacent rural community along Lyon Road.
- Negotiating approval for the co-location of the Wandi Local Playing Fields and the Wandi Primary School in order to maximise the urban development opportunities of the site.
- Assisting with developing a suitable conservation package under the Environmental Protection and Biodiversity Conservation Act, to reduce impacts resulting from the clearing of land identified as potential habitat for Carnaby Black Cockatoos.
- Reviewing fire management practices and subdivision design across the site to address changes to bushfire management policy, minimising risk without affecting the site’s development potential.
- Undertaking structure plan amendments and seeking new subdivision approvals to facilitate lot and dwelling design consistent with the new state planning policy regarding transport noise, which requires protection from noise due site’s proximity to Kwinana Freeway and the Perth-Mandurah rail line.
Through ongoing engagement, negotiations and productive discussions with all stakeholders, we were able to overcome the above challenges and reach the following positive outcomes:
- In light of the ongoing delays in the approval of the District Water Management Strategy, we successfully negotiated the early lifting of urban deferment for the development of the Wandi cell, which allowed us to proceed with approval of the Local Structure Plan.
- The relocation of the Rowley Road Train Station by the WAPC adjacent to the project area resulted in the need to consider a Transit Oriented Development outcome within the northern portion of the site. The area to the east within the 800m walkable catchment of the station however comprised approximately 6ha of land zoned Rural Water Protection zone which precluded residential development. Through ongoing negotiations with the WAPC, the then DEC and the DoW this area was rezoned to Urban under the MRS in 2011 and represents the only rezoning of the Jandakot Groundwater Protection area of its kind.
- In April 2013, the WAPC resolved to abandon the train station in future planning for the site. In this regard, a major amendment was progressed for the Local Structure Plan to reflect this decision and reconfigure the site for standard residential development.
- The large component of wetland area placed significant constraints on urban land availability within the project area. Furthermore the requirement to provide a primary school site further reduced the available area for residential development. A negotiated outcome between the WAPC, DoW, DoE, the City and the then DEC was reached to allow the establishment of the school’s playing fields with the portion of the site located within the Rural Water Protection Zone. This design outcome has been the first approval received for the development for an ‘urban’ use within the Jandakot Groundwater Protection area.
- In negotiating the wetland package, we developed a pathway network that preserves the wetland area and provides practical links for pedestrians and cyclists, whilst also meeting our Client’s commercial objectives.
- The project endeavoured to review ‘accepted’ built form outcomes within the City of Kwinana through the development of smaller lot product, in particular smaller ‘front loaded’ lot product, in which the City had previously not explored or achieved with great success.
- Honeywood has maintained a strong sales rate, being one of the highest selling estates for Satterley and also throughout the southern corridor.
- The 2013 Metropolitan Telethon Home was situated in Stage 3 of the estate.
“The Honeywood Estate project has been quite complex, but I was always confident Rowe Group would help us negotiate the best outcome. During the course of the project we identified the trend to smaller and more affordable housing – Rowe Group assisted by preparing amended Structure Plans and Local Development Plans which gave the initially cautious Local Authority the confidence to embrace the change in direction.”John Hirdman