Waterford Triangle is an area of low density housing bounded by Manning Road, Conlon Street and McKay Street in the suburb of Waterford. The area is under pressure to accommodate higher density housing due to its location close to Curtin University and the Manning Road transport corridor.
The City completed an urban design study for the area in 2010. The purpose of the urban design study was to identify the most appropriate options for the future redevelopment of the area.
To realise the vision for the area two separate amendments to Town Planning Scheme No. 6 have been proposed; one initiated by the City, and the other initiated by a landowner.
Scheme Amendment No. 59 and Waterford Triangle Local Development Plan
Scheme Amendment No. 59 was initiated by the City and was gazetted on 17 March 2020. It applies to the area coloured blue on the map below and makes the following changes:
- Recoding of lots from R20 to R60
- Increasing the building height limit from 7.0m (2 storeys) to 10.5m (3 storeys)
- New boundary setback requirements of between 2m and 4m to provide for building separation and to allow space for landscaping and tree planting
- New setback requirement of 6m from Manning Road to allow space for any future potential road widening and to allow space for noise buffering and landscaping adjacent to Manning Road
- Prohibiting grouped dwellings (i.e. townhouses, villas, units, etc.), with apartments being the preferred development type
- Restriction of direct vehicle access to Manning Road for new developments. New access to be provided either via a proposed laneway or, where access to the laneway or another local road is not possible, through neighbouring properties by way of amalgamation or easement.
Waterford Triangle Local Development Plan provides additional guidance on vehicle and pedestrian access requirements, and additional controls relating to building orientation and fencing adjoining the park.
Scheme Amendment No. 60 and associated Design Guidelines
Scheme Amendment No. 60 was initiated by a landowner within the amendment area and is expected to be gazetted in April 2020. It will result in the following changes:
- Recoding of lots from R20 to R100
- Increasing the building height limit from 7.0 metres (2 storeys) to 17.5 metres (5 storeys)
- Establish special development requirements for the amendment area relating to side and rear lot boundary setbacks, street setbacks, prohibition of Grouped Dwellings, and provisions to control the massing of buildings through articulation and breaks in the building elevations
- Allow for development up to 24.5 metres (7 storeys) in height subject to meeting specific criteria including a minimum site area, increased street setback for upper storeys, maximum floorplate size and waste and parking management requirements
- Introduction of a new land use, ‘Purpose Built Student Accommodation Facility’, that is envisioned to be developed on the site in the future. Development of this land use is subject to a number of additional controls and compliance with a set of design guidelines.
Draft local planning policy P351.20 - Design Guidelines for ‘Purpose Built Student Accommodation Facility’ on ‘Site P’ will provide objectives and design criteria for a future ‘purpose built student accommodation facility’ in the amendment area. The draft policy outlines a number of overall objectives along with specific objectives and policy provisions relating to:
- site planning and streetscape
- built form
- vehicle access and parking
This policy will be recommended for approval to Council once Scheme Amendment No. 60 is gazetted.
The vision for the Waterford Triangle is to ensure the revitalisation of an urban residential village to meet a number of community-identified objectives. The Urban Design Plan (UDP) and Urban Design Guidelines (UDG) specifically respond to community concerns about the present character of Waterford and issues of degraded streetscapes, ageing housing stock, perceptions of safety, unwelcoming parks and poorly lit open spaces.
The intention is to provide a positive image and development guide for the future of Waterford; to address community activity, infrastructure provision, development to match future demographics and the retention of valued attributes from the existing area.
The UDG will assist the City in making decisions about the area to deliver the vision in a more fluid and forward design focus than is possible with the Town Planning Scheme alone. They will also enable prospective developers to frame redevelopment proposals more attuned to the community vision.
The community identified 10 guiding principles for the Waterford Triangle UDP:
- Continue to be a place for a mixture of residents - students and non-students, owner-occupiers and tenants. Housing needs to provide sufficient opportunity for this diversity of lifestyle opportunity within the area
- Maintain its sense of community with a focus on the design and use of public spaces, easy access to facilities, amenities and surrounding needs
- Improve, through re-design, the leafy landscape, park and places for residents to exercise, play and meet in the public domain
- Have streets that do not carry large numbers of vehicles or provide for through-traffic but instead cater for slow-moving vehicles, pedestrians and bicycles
- Improve the quality of its streets to offer better:
- Pathways and cycle access;
- Lighting and open-sightlines;
- Balance between visitor parking and green space;
- Infrastructure and street-care;
- Incorporate better Water Sensitive Urban Design into public areas;
- Signage and local identity of place;
- Small spaces for people to stop and chat; and
- Allocation of space between private and public activities.
- Improve the edge of the site adjacent to Manning Road in terms of safe access for abutting properties, and explore better access alternatives to individual driveways onto Manning Road
- Encourage redevelopment to adopt best design for energy and water conservation, and to reflect a set of consistent design values for Waterford
- Re-think the configuration of spaces and land uses to offer more variety and interaction between residents
- Introduce some key facilities/amenities/activities/businesses, which might be of use to local people and create a stronger community spirit and sense of belonging
- Investigate ways to better link to the Canning River, Curtin University and the nearby Waterford Plaza Shopping Centre.