Harley Dykstra - City of Armadale # # Harley Dykstra PLANNING & SURVEY ... 4.5km from the Armadale...

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-8 NOV 2015

Application for Approval to Commence Development

Hydrotherapy Consulting

Lot 20 (No. 43) Butcher Rd, Roleystone

KELMSCOTT 6/2954 Albany Highway, Kelmscott T: 08 9495 1947 PO Box 316, Kelmscott WA 6991 F: 08 9495 1946

Albany Bunbury Busselton Kelmscott Perth

E: kelmscott @harleydykstra.com.au www.harleydykstra.com.au

ACN 009 101 786 ABN 77 503 764 248

• Harley Dykstra

DOCUMENT CONTROL

Control Version Date Status Distribution Comment Ver2

Prepared for: Yuval and Anat Juran

Prepared by: HD

Reviewed by: CP

Job No: 20968

DISCLAIMER

This document has been prepared by HARLEY DYKSTRA PTY LTD (the Consultant) on behalf of the Client. All contents of the document remain the property of the Consultant and the Client except where otherwise noted and is subject to Copyright. The document may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commission.

This document has been exclusively drafted. No express or implied warranties are made by the Consultant regarding the research findings and data contained in this report. All of the information details included in this report are based upon the existent land area conditions and research provided and obtained at the time the Consultant conducted its analysis.

Please note that the information in this report may not be directly applicable towards another client. The Consultant warns against adapting this report's strategies/contents to another land area which has not been researched and analysed by the Consultant. Otherwise, the Consultant accepts no liability whatsoever for a third party's use of, or reliance upon, this specific document.

Application for Approval to Commence Development - Hydrotherapy Consulting

Lot 20 (No. 43) Butcher Road, Roleystone 2 I Page

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CONTENTS

DOCUMENT CONTROL 2

DISCLAIMER 2

CONTENTS 3

1 Introduction 4

1.1 INTRODUCTION & PURPOSE 4

1.2 LAND DESCRIPTION 4 1.2.1 Land Ownership Details 4 1.2.2 Location & Context 4

1.3 PREVIOUS APPLICATION 5

2 Existing Situation 6

2.1 LAND USE 6 2.2 LANDFORM 6 2.3 VEGETATION AND WETLANDS 6 2.4 SERVICING 7

3 Planning Context 8

3.1 STATUTORY FRAMEWORK 8

3.2 STRATEGIC FRAMEWORK 8

4 Proposed Development 9

4.1 DEVELOPMENT SUMMARY 9

4.2 FIRE AND EMERGENCY MANAGMENT 9 4.3 TRAFFIC 10 4.4 NOISE 11 4.5 LANDSCAPE AND VEGETATION IMPACTS 11 4.6 WATER AND WASTE WATER MANAGEMENT 11

5 Conclusion 13

APPENDIX A - CERTIFICATE OF TITLE APPENDIX B - DEVELOPMENT PLAN APPENDIX C - BUSHFIRE MANAGEMENT PLAN APPENDIX D - ACCENDO REPORT



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1 INTRODUCTION

1.1 INTRODUCTION & PURPOSE

This Application for Approval to Commence Development (Development Application) has been prepared to formally seek the approval of the City of Armadale for Hydrotherapy Consulting to take place within an existing indoor pool premises at Lot 20 (No. 43) Butcher Road, Roleystone. Another application for a similar, but more intensive, land use on this property was recently withdrawn from the City of Armadale in response to concerns from the surrounding community. Concerns related to the scale of the proposed activity and other matters, including the need for greater clarity in the application. This new application has been prepared in response to the matters raised by the previous application.

In summary, this application seeks to use the existing indoor pool and change room premises on the subject land for the purpose of hydrotherapy treatment, to give healing and relaxation in a tranquil setting. This application does not involve any building modifications or additions. The old tennis court area adjacent to the pool room building is proposed to be used as a small cark park area for no more than 12 cars.

This report includes a description of the existing site and the intended land use change, and is supported by details in relation to traffic, fire and emergency management, noise and landscape/vegetation management.

1.2 LAND DESCRIPTION

1.2.1 Land Ownership Details

The details of the subject property are as follows;

• Street Address: Lot 20 (No. 43) Butcher Road, Roleystone

• Volume/Folio: 1458/785 • Plan: 8827

• Area: 2.8336ha

• Owner: Anat & Yuval Juran

• Copy of Certificate of Title at Appendix A

1.2.2 Location & Context

The subject land is located in the Roleystone locality within the City of Armadale, approximately 4.5km from the Armadale city centre and approximately 500m from the Brookton Hwy and Soldiers Rd intersection. The land is in a typical Roleystone hills setting, surrounded by rural living lifestyle lots, and has frontage to Butcher Rd approximately half way down the length of the road which terminates at a cul-de-sac. Butcher Rd intersects with Soldiers Rd, very close to the intersection of Brookton Hwy, where there is a small local centre precinct. A location plan is included at Figure 1.


Lot 20 (No. 43) Butcher Road, Roleystone 4 | Page

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Figure 1 Location Plan

The subject land is relatively secluded from surrounding rural living dwellings due to the topography of the locality, and the fact that the property falls away from the road frontage and adjoins a steep slope and creek line to the rear. The other properties along Butcher Rd are of a similar lot size, reflective of the rural living (2ha) zoning of the land.

1.3 PREVIOUS APPLICATION

The previous application for a similar but more intensive land use on the property was prepared by the landowners and was ultimately not received favourably by the community. The previous application potentially gave the impression that the activity would comprise a swim school with classes, when this was really not the intention at all.

The public objections to the previous application have provided the applicants and owners with a better understanding of potential community concerns, and has enabled them to review their proposal and reduce the scale of the activity, the operation times, and the parking and associated traffic numbers.



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2 EXISTING SITUATION

2.1 LAND USE

The subject land currently comprises a 2ha rural living lifestyle property that accommodates a single dwelling, an indoor poolroom and change room building, and several smaller outbuilding structures. There are 2 access driveways into the property from Butcher Rd, one connecting to the dwelling and the second driveway connecting to the poolroom building. The property is currently used completely for residential living purposes by the owner/applicants family.

2.2 LANDFORM

The subject site slopes down from Butcher Rd, plateaus somewhat in the location where the dwelling and the pool room building have been constructed, and then drops away quite sharply to the east where it adjoins a creekline.

2.3 VEGETATION AND WETLANDS

The subject land includes scatterings of large native trees with very limited forest undergrowth. Around the buildings there are also landscaped garden areas.

AERIAL PHOTOGRAPH



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2A SERVICING

As mentioned above, the property is well serviced by Butcher Rd, connecting promptly back to Brookton Hwy, with 2 driveway crossovers into the property. The buildings are also serviced with power, telecommunications and reticulated water supply.

The existing dwelling and the existing poolroom building each are connected to their own onsite effluent disposal system and leach drains. The effluent system and leach drains associated with the poolroom building comprise a 55metre leach drain system with an alternating mechanism.



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3 PLANNING CONTEXT

3.1 STATUTORY FRAMEWORK

The subject land is zoned Rural under the Metropolitan Region Scheme and Rural Living (RL2) under the City of Armadale Town Planning Scheme No.4.

The objective of the rural living zone is;

(a) To provide for a variety of rural living environments based on defined lots sizes, landform and natural environmental characteristics.

(b) To provide for a range of associated compatible development, consistent with the environmental opportunities and constraints applicable to individual sites.

(c) To ensure development is sited, designed and managed in harmony with the natural environment and so as to protect the rural landscape and amenity.

The proposed hydrotherapy consulting land use could be classified under the Scheme as either consulting rooms, or a use not listed. Any of these classifications provides discretion for Council to consider approval of the land use following public consultation. Further, this particular proposal will contribute to the range of land uses and activities in the Rural Living area of the City, wi l l add to the economic diversity and services within the district, whilst maintaining compatibility and sensitivity to the surrounding rural living environments.

3.2 STRATEGIC FRAMEWORK

The subject land and its surrounds are identified within the draft Perth to Peel Sub-Regional Planning Framework, and within the City of Armadale Local Planning Strategy framework as Rural Living or Rural Residential land use for the longer term. Accordingly, no change in the land use or settlement pattern is proposed for the foreseeable future for the subject lands and its surrounds.



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4 PROPOSED DEVELOPMENT

4.1 DEVELOPMENT SUMMARY

The proposal is to utilise the existing indoor swimming pool and change room buildings for the purpose of hydrotherapy treatment for healing and relaxation within a peaceful and tranquil setting. The hydrotherapy treatment activity will be by appointment only, and wil l involve the following operations;

• No more than 6 participants at any hydrotherapy session; • On weekdays hydrotherapy sessions to be in half hour blocks between 9.00am and 3.00pm

including two (2) half hour breaks, and therefore totalling 10 sessions; • On weekdays afternoon sessions from 3.00pm to 5.00pm will involve two (2) sessions with

a maximum of 2 persons for more intense therapy; • On Saturday, between 9.00am and 5.00pm there wil l be a maximum of thirteen (13)

sessions of therapy with no more than two (2) persons per session; • There wil l be no therapy or consulting activity during the school holidays, in other words,

the therapy and consulting activity is limited to 40 weeks per year; • Four (4) times per year, during the school holiday period, a professional development

training programme will take place within the premises. These training programmes wil l not involve vehicle movements beyond the normal domestic use of the property.

• In addition to the sole operator who resides on the premises, no more than 1 staff member will be onsite at any time;

• Some therapy sessions wil l involve babies with their mothers, where the focus is on teaching parents to follow their babies natural curiosity by using mindfulness, connection and relationship, and are done in a relaxed therapeutic manner.

Car parking for no more than 12 cars will be provided for on the old tennis court area and will be accessed by the existing separate crossover that currently connects to the pool room building. Refer to Development Plans at Appendix B.

4.2 FIRE AND EMERGENCY MANAGMENT

A Fire Hazard Assessment was undertaken by Eco-System Solutions as part of the previous development application (Change of Use) for this site and was lodged with the City of Armadale as part of that application. This assessment concluded that the indoor swimming pool and change room building falls within a BAL 29 Category which is considered to be a moderate risk. The Fire Hazard Assessment also concludes that there is adequate access and egress to and from the site for an emergency situation and that there are adequate water supplies both in terms of reticulated water hydrants in the street and on site water storage to provide water supplies during fire emergencies. Further, the fire assessment report concluded that in view of the above factors a comprehensive Bushfire Management Plan for the site was not deemed necessary.



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In addition to this earlier fire assessment, a Bushfire Management Plan has been prepared specifically to address this proposal. This management plan incorporates an emergency evacuation plan. The Bushfire Management Plan is included at Appendix C.

There are two existing water tanks on site that are associated with the water recycling for the pool, and these water tanks totalling 46,000 litres are part of the Fire and Emergency Management System for the premises.

4.3 TRAFFIC

Butcher Rd, currently services approximately 17 individual properties and on the basis of 10 vehicle movements per day per dwelling this amounts to 170 vehicle movements per day along Butcher Road. (In other words, 85 vehicle movements in, and 85 vehicle movements out).

Assuming the activity operates at maximum potential at all times mentioned in this application, it is estimated that during the school term period on weekdays the total vehicle movements would be 128 vehicle movements per day (64 vehicle movements in, and 64 vehicle movements out) in other words, 64 movements in and 64 movements out, as a maximum. On Saturdays the total vehicle movements would be 52 vehicle movements per day, 26 movements in and 26 movements out. Then for 12 weeks per year, during the school holiday period, there will be no vehicle movements generated as a result of the activity, other than the professional development training sessions, which wil l not generate vehicle movements beyond the existing domestic use of the property.

The more active part of the day will be between the hours of 9.00 am and 3.00 pm, where there would be a maximum average of 20 vehicle movements per hour.

The potential for traffic impact on the amenity of Butcher Road residents brings about the following considerations;

a) The vehicle movements stated are absolute maximums, assuming all consulting sessions of 6 persons prior to 3.00 pm and consulting sessions of 2 persons after 3.00 pm are filled to capacity. The reality based upon previous experience in a similar facility, is a maximum of 80% capacity, which equates to a realistic maximum of 102 total vehicle movements per day (51 movements in and 51 movements out);

b) The most active times of the day are between 9.00 am and 3.00 pm, during school and work times, and not during peak school and work traffic times; and

c) The entry driveway is positioned some 430 metres down Butcher Road, and hence the remaining 300 metre distance of Butcher Road will not be subject to the additional traffic movements.

In evaluating the potential impact of traffic and car parking generated by this change of use application, there are a number of considerations:

• The geometry and composition of Butcher Road is quite similar to other rural roads in the hills, where alternative use (eg. meditation and yoga retreats, tea rooms, holiday



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accommodation, etc) have successfully integrated. The slow moving road system provides a safe and low noise traffic environment;

• The main traffic generation occurs only during daylight hours on school days, and outside of general peak traffic times;

• During school holiday periods, there is no additional traffic generated from the site beyond the domestic use of the property;

• Access to and from the property is safe and easy, ensuring all vehicles can smoothly drive in and out of the parking area. Parking on the street is neither practical nor necessary; and

• No deliveries are needed to the site as a result of the change of use. The refilling of the LPG bottle occurs once every 3 months in any event, and that does not alter as a result of the change of use.

4.4 NOISE

Hydrotherapy treatment is a low key activity with a focus on healing and relaxation within a peaceful and tranquil setting. The activity is confined to indoors inside the poolroom / change room building with much of the activity comprising slow movement, relaxation and meditation. These activities will not generate a significant level of noise, particularly as the entire therapy session is done without exchange of words. The 12 car bays are located immediately adjacent to the poolroom / change room building in a part of the site that is topographically secluded.

Given the relatively quiet nature of the activity to be carried out on site, as well as the distance from surrounding sensitive land uses, it is considered that the proposed development will not have an undue or excessive adverse impact on the amenity of the locality in relation to noise emissions.

4.5 LANDSCAPE AND VEGETATION IMPACTS

This change of use application wil l not result in removal of any additional vegetation from the site, given that the building and the carpark area already exist. Topographically the carpark area is located in a relatively secluded area and hence does not present a visual landscape impact. The owners / operators of the proposed activity have plans to increase the landscaping and vegetation on the property to compliment the building and the car parking areas.

4.6 WATER AND WASTE WATER MANAGEMENT

Before addressing the specifics in relation to water and wastewater management, it needs to be recognised that this particular planning application is solely for a change of use, no new development as such is proposed. Accordingly, it is noted that:



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a) The existing building and old tennis court area are already appropriately drained and managed, and hence the change of use will not increase the storm water management needs on the property;

b) The existing indoor pool and change rooms are already connected to an adequately constructed and approved onsite effluent disposal system located just below the building. Given the low level of use proposed, it is anticipated that the existing effluent disposal system will be adequate to meet the needs of this activity;

c) The water filtration associated with the existing pool involves a weekly backwash through a sand filter where all backwashed water is collected and recycled. There are 4 cartridge filters that are taken offsite every 6 months for cleaning offsite and replacement by a service company.

Notwithstanding the above, and in response to advice from the Swan River Trust (SRT/DPAW), environmental specialist Accendo Australia have assessed the land and the proposal. Accendo has prepared a report (at Appendix D), which focuses on:

• The capacity and impact of the effluent system, particularly in relation to the river;

• Stormwater management; and

• Landscaping recommendations



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5 CONCLUSION

This application seeks to facilitate the use of the existing pool room / change room building and adjacent tennis court hardstand area for a hydrotherapy treatment consultancy, to give healing and relaxation in a tranquil setting. The application does not involve any building modifications or additions, and has put in place limitations on the timeframes and the number of persons involved in the activity.

This submission illustrates that the requirements of the facility, including car parking, effluent and water services, vegetation management, and fire management can be adequately met. This application has also demonstrated that the proposal is consistent with the relevant town planning requirements, and is suitable for public advertising prior to Council determining the application.

On the basis of the supporting rationale detailed within this report, it is respectfully requested that the proposed hydrotherapy consulting Development Application is considered favourably. Should any further information be required to facilitate the assessment of the application, Harley Dykstra can make the necessary arrangements to ensure that this information is made available.

Lot 20 ( 13 I Page

Harley Dykstra - City of Armadale # # Harley Dykstra PLANNING & SURVEY ... 4.5km from the Armadale...

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