■ HERON PARK – PHASE 2
Client: Satterley Property Group
Site Area: 91.7 ha
No. of Dwellings: Approximately 1500 residential lots
Location: City of Armadale North Forrestdale Urban Corridor
The second phase of the Heron Park project is an extension of a popular residential estate in the growing North Forrestdale area. The development spans 91 hectares of land, providing approximately 1,500 residential lots, future high school and primary school sites, district playing fields, and an open space network connecting the neighbourhood.
A draft Local Structure Plan had already been presented to the council by the previous land-owner. In reviewing and modifying this plan, we engaged in a strategic approvals program with our client, the City of Armadale and the WAPC, coordinating the approvals for the residential subdivision and the development of the remainder of the site.
At the time of acquisition, an LSP had been prepared by the previous owner and was lodged with the City for consideration and presented to Council for consent to advertise. In reviewing and modifying the LSP prepared by the previous owner Rowe Group worked through a strategic approvals program with SPG and the City of Armadale to deliver a 300 lot subdivision approval within the year allocated. This entailed a two step process:
Progress the existing LSP approval with Rowe Group modifications to suit SPG design requirements to facilitate a first ‘stage’ of subdivision abutting the existing development front of Heron Park Phase 1.
Concurrently progress a secondary LSP design with the project team for the remainder of the site, working through critical issues and design requirements.
The above approach enabled SPG to secure approvals and maintain land supply, utilising the marketing opportunity of the existing Heron Park Estate. It also provided the project team time in which to address critical issues and achieve a design satisfactory to SPG for the remainder of the site.
The following milestone approvals were achieved:
- Subdivision approval for all stages of development;
- Display Village approvals (subdivision, development approval and DAP);
- Subdivision Approval for the Education Precinct and district open space site.
In light of the Client’s desire for expeditious lot delivery, Rowe Group recommended through the first plan of subdivision the creation of large ‘super lots’ to facilitate clearing and preliminary earthworks as part of initial stages of construction. This strategy presented opportunities to the construction program without being limited by subsequent subdivision approvals.
A density of 24 dwellings per site hectare is achieved over the entire project area, well in excess of the requirements stipulated under Liveable Neighbourhoods and Directions 2031. This density target has been achieved by way of a mixture of lot types which are market responsive, ensuring the delivery of density during the project’s lifetime, without the sterilisation of areas for ‘future development’.
Given the site is one of the final components in the wider North Forrestdale area significant attention was required during the LSP phase to the site’s hydrological relationship with existing adjacent developments, as well as impacts on wetlands within Bush Forever Site 342 and the district water management requirements stipulated by the District Water Management Scheme for the Balannup Drain. A central linear public open space system was proposed which addresses local drainage and incorporates active open space requirements.
The linear open space network also integrates with the existing networks in Vertu and Heron Park (Phase 1) to create walking trails for all three communities. This enables connectivity between key open space areas such as the district playing fields and community facilities (Baker’s House) and the education sites (primary and high school), separate to the road network. Key areas of remnant vegetation are also retained within the linear open space corridor.
The estate’s interface with the adjoining Bush Forever Site was identified as a key concern early in the design phase. Rowe Group worked closely with the project environmental, hydrological, landscape and fire consultants to deliver an appropriate interface which addressed environmental, fire management and hydrological considerations to assist the planning and environmental approval processes.
The location and arrangement of the school sites within the project area was dictated by the provisions of the District Structure Plan, however at detailed design it was identified that various planning decisions on adjacent properties had led to the relocation of critical intersections causing traffic management concerns for the school site. Rowe Group, in liaison with the Department of Education and the City, worked through the location of administration buildings, traffic circulation and a shared facility layout to determine a revised design for the school site.
- Delivery, Timeliness, Medium Density Residential, DAP’s, Interface Design Response.
- Local Structure Planning – design, approval and implementation
- Subdivision – design, approval and implementation
- Local Development Plans – design and approval
- Development Applications – Display Village
- Stakeholder Liaison
- Project Team coordination
- Negotiated outcomes with various state and local authorities – Balannup drain treatment, Developer Contribution arrangements, Bush Forever Site interface, High School site delivery.