The City’s Clearance Fees for each Deposited Plan are as per the City’s Schedule of Fees and Charges. A copy of the City’s Schedule of Fees and Charges can be obtained from the Planning section of the City’s website or the City’s front counter.

A ‘Development Envelope’ is a specifically designated area within which construction may occur on a property. Development Envelopes are commonly placed on Rural properties to conserve existing vegetation on site, as any vegetation outside the Development Envelope may not be cleared. A Development Envelope is adtitional to setback requirements. Not all properties have a Development Envelope.

Since mid August 2006, the City has been requiring contributions to the City’s footpath network as part of development approvals for grouped dwellings. A cash-in-lieu contribution is required for footpath construction to be undertaken by the City at the rate of 5 metres of footpath for each unit in a grouped dwelling approval.

Clauses 5.2.4 and 5.2.5 of Town Planning Scheme No.4 requires grouped dwelling development to be consistent with the City’s PLN Policy 3.1 (Residential Density Development) for landowners to obtain development approval at the higher density of the split coding.

In July 2007, the City amended its PLN Policy 3.1 - Residential Density Development to make a clearer statement in regard to the City’s requirement for contributions towards footpaths. Clause 4.5 of the Policy specifies that:

“To facilitate improvements to the City’s footpath network, development taking advantage of the higher code in dual coded areas and development within areas coded R40 will be required as a condition of development to make a contribution to the City’s footpath fund on the basis of the estimated cost of constructing 5m of footpath for every adtitional unit proposed for the site. Contributions should generally be expended in the locality within which the contribution has been made.”

The footpath cash-in-lieu payment per grouped dwelling unit is $337.50 (i.e. 5 metres of footpath at $67.50 per metre). Payment of the footpath contribution is to be forwarded to the City quoting the City’s development approval reference number, the address of the property and the landowner’s details, so the City can maintain appropriate records of compliance with conditions.

The City is intending to review the amount of the footpath cash-in-lieu payment in June 2009.

Landscaping is to be provided and maintained so as to enhance visual amenity and contribute towards the achievement of high environmental standards on all development sites.

Refer Clauses 5C.5 and 5D.4 of the City’s Town Planning Scheme No.4 and Clause 4.6 of the City’s Planning Policy PLN 4.1. These are available on the here.

Planning Services can provide a variety of information, in varying sizes, such as cadastre, planning scheme zones and R codes. Costs will apply depending on size and content. See Schedule of fees and charges (PDF 61kb) - or the public can print maps from the City's Online Mapping.

Refer to Schedule 11A of Town Planning Scheme No.4, which is available on here.

An application for the permanent closure of a Pedestrian Access Way (PAW) should be made in writing clearly identifying the access way in question and giving reasons why the applicant believes it should be closed. The process for the closure of a PAW requires extensive investigation and consultation with public utilities, planning authorities and the local community. The process may take 3 years to complete due to State Government requirements. The City has prepared a PAW Information Sheet (PDF 135kb) detailing the process.

Date of Valuation- “Section 155 of the Planning and Development Act 2005 provides that the market value of POS is determined as at the date on which the valuation is made rather that at the date of the conditional subdivision approval. This ensures that the payment made is a genuine reflection of the value of the property at the time the payment is made.”

Section 155 (5) of the Planning and Development Act 2005 reads as follows:

“If within 90 days, or such longer time as is agreed in writing by the local government, of the date on which the valuations is made the owner of the land has not-

1. paid the amount of the valuations; or
2. disputed the valuation under section 156,

the local government may, by written notice to the owner of the land, determine 
that the valuation is no longer current and that a fresh valuation is required.”

In-accordance with Section 155 of the Planning and Development Act 2005, the market value of land for calculation of a cash-on-lieu payment “is to be determined, at the cost of the owner of the land, by a licensed valuer agreed upon by the parties or, failing agreement, appointed by the local government”.

The City has appointed a Valuation Panel to provide valuation advice to the City and as its preferred valuers for valuation advice, including cash-in-lieu valuations. Their details are:

DTZ Australia (WA) Pty Ltd
PO Box Y3440
EAST ST GEORGES TERRACE WA 6832
Phone: 9325-5880 Fax: 9325-5881
dennis@dtzwa.com.au

Heron Todt White
PO Box Y3454
EAST ST GEORGES TCE WA 6832
Phone: 9492-3333 Fax: 9492-3300
ray.gourlay@htw.com.au

More information on the POS Cash-in-Lieu arrangements can be obtained via the following sources:

• Planning and Development Act, 2005; and
• WAPC’s Planning Bulletin Nos. 78 and 81 - http://www.wapc.wa.gov.au/

Residential density is identified by a series of numbers within the Residential zone on the Town Planning Scheme map and/or specified on an adopted Structure Plan. These numbers are derived from a State Government document called the “Residential Design Codes of Western Australia (2002)”, or the R-Codes for short.

The City’s application for subdivision clearance, clearance guidelines and example clearance checklist can be obtained from the Planning section of the City’s website.

All applications for the subdivision of land are lodged with the Western Australian Planning Commission (WAPC), as the Commission determines all subdivision applications in WA. Application forms can be downloaded from the WAPC's website www.planning.wa.gov.au (Select Applications). The WAPC refers subdivisions applications to the City for comment in-accordance with Section 142 of the Planning and Development Act 2005.

The City’s Town Planning Scheme No.4 is available for purchase from City’s Administration Office or can be printed from the City’s website at no cost.  The cost of the text is as per the City’s Schedule of fees and charges (PDF 61kb). This can be obtained from the City’s Administration office or website at www.armadale.wa.gov.au

Town Planning Scheme No.4 – Gazetted 4 November 2005.

Town Planning Scheme No.3 – Gazetted 16 October 1992.

Town Planning Scheme No.2 – Gazetted 18 October 1985.

Town Planning Scheme No.1 – Gazetted 5 April 1973.

In a residential area no person shall park a commercial vehicle except for immediate delivery or loading purposes normally associated with a domestic or residential use, unless approved by the City except in accordance with Part 5A.1.5 of the City’s Town Planning Scheme.

In a rural area no person shall park a commercial vehicle except for immediate delivery or loading purposes normally associated with a domestic or rural use, unless approved by the City except in accordance with Part 5B.4.5 of the City’s Town Planning Scheme No.4.

Any resident wishing to apply for a truck parking permit will need to provide the following –

• Completed Schedule 6- Application for Planning Approval form;
• Completed Commercial Vehicle Details form; and
• Fee as per Schedule of Fees and Charges.

Details can be obtained from the City’s website at www.armadale.wa.gov.au.

“Zoning” refers to a property’s classification under a Council’s Town Planning Scheme or an adopted Structure Plan. Examples of zonings include Residential, Rural Living, General Industrial and District Centre. The City’s Town Planning Scheme No.4 defines the objectives of each Zone and the Zoning Table provides details on the uses allowed in each zone.

The zoning table identifies, subject to all the provisions of the Scheme, the uses permitted in the Scheme area in the various zones. A copy of the Zoning table is located in Part 4-Zones and The Use of Land of the City’s Town Planning Scheme No.4. This is available from the City’s website www.armadale.wa.gov.au