The City of Armadale aspires to create vibrant, prosperous and well-designed town centres that continue to serve the community’s needs, encourage economic activity and accommodate future population growth. We want our town centres to be attractive places that are valued by residents and are welcoming to visitors.

The City is currently undertaking the preparation of a Precinct Structure Plan for the Kelmscott town centre to achieve these aspirations. This Plan will assist in encouraging high quality development outcomes and improving streetscapes and public places over time. Engagement with landowners, business operators and the wider community will occur throughout the project.

Preparation of the Precinct Structure Plan is supported by the recently completed City of Armadale Retail (Commercial) Centres Strategy 2020 that models retail activity across the City of Armadale and provides recommendations for each of our town centres to address the substantial predicted growth across our local government area in the next 20 years.

In August 2020 Council appointed town planning and urban design consultancy Taylor Burrell Barnett as the lead consultant to support the City in preparing the Precinct Structure Plan.

The Precinct Structure Plan will work with the City’s Town Planning Scheme No.4 to set the planning framework for the Kelmscott town centre, including standards such as building site coverage, building heights and (if applicable) residential densities. As part of this project, an Amendment to the City’s Town Planning Scheme No.4 will be prepared to ensure that the Town Planning Scheme implements the Precinct Structure Plan outcomes.

The Precinct Structure Plan and the Amendment to Town Planning Scheme No.4 will be supported by an Implementation/Recommendations Report which will include strategies and recommendations that are important for the town centre but that require an additional driver rather than being implemented through the planning framework.

These recommendations may include matters such as:

  • Public realm and streetscape improvements,
  • Economic development initiatives, and
  • Place making opportunities and governance/policy changes.

Plans and documents setting out and explaining the Scheme Amendment are downloadable below.

Current Status

The preparation of the Precinct Structure Plan is in its initial stages. The lead planning consultant and other technical consultants have begun project visioning, background investigations and analysis of issues, opportunities and constraints.

The City is currently engaging with community members and business owners through online surveys.

The surveys are available at: https://www.armadale.wa.gov.au/public-notices-out-comment

Study Area Map

The current Study Area is delineated on the Study Area Map and comprises the core commercial are and other areas of perceived opportunity. The Study Area may be refined and amended as the project develops, in discussion with the City and the State Government.

DevelopmentWA’s Kelmscott Redevelopment Area

A portion of the Kelmscott town centre, generally between the train station in the north and Davis Road in the south, is under the planning control of DevelopmentWA (formerly known as the Metropolitan Redevelopment Authority and, prior to that, the Armadale Redevelopment Authority).

DevelopmentWA is the State Government’s central redevelopment agency and is active in a number of other parts of the City including Wungong and the Forrestdale Business Park.

The City’s Town Planning Scheme No.4 and policies do not apply within the ‘Redevelopment Area’ at this time, and DevelopmentWA exercises planning and development control via its powers under the Metropolitan Redevelopment Authority Act 2011 and the Armadale Redevelopment Scheme.

DevelopmentWA has commenced the process of returning (or ‘normalising’) planning control back to the City in a number of areas. In relation to Kelmscott, there is no specific date for the normalisation of planning control but this is expected to take place in the short term (2022/2023) upon MetroNet’s completion of the Denny Avenue Level Crossing Removal Project and progress of DevelopmentWA projects. For further information on normalisation please see the City’s webpage at: https://www.armadale.wa.gov.au/normalisation-developmentwa-precincts

Community, Business and Landowner Input

The City is seeking a variety of views and inputs into the Precinct Structure Plan and is engaging with a broad range of stakeholders, including landowners, businesses and the wider community. Engagement activities include online community and business owner surveys, landowner and business owner workshops and formal public advertising of a proposed Precinct Structure Plan.

Stage 1

Community and Business Online Surveys

Stage 2

Study Area Landowner and Business Operator Workshops

Stage 3

Council considers Draft Precinct Structure Plan for advertising for public comment.

Stage 4

Advertising of Precinct Structure Plan for public review and comment

Stage 5

Council considers public submissions on the Precinct Structure Plan, modifications that should be made in response to the submissions and makes a recommendation on the Precinct Structure Plan to the Western Australian Planning Commission (State Government)

Stage 6

The Western Australian Planning Commission makes a decision on the Precinct Structure Plan after considering Council’s recommendation and the public submissions received.

In the future, additional consultation processes will occur when Council initiates an amendment to Town Planning Scheme No.4 to implement the Precinct Structure Plan. Further information will be provided when the amendment process commences (anticipated 2022). The City has also outlined an overview of its approach to Stakeholder and Communications Engagement, which is downloadable below.

The preparation of the Precinct Structure Plan is in its initial stages. The lead planning consultant and other technical consultants have begun project visioning, background investigations and analysis of issues, opportunities and constraints.

The City is currently engaging with community members and business owners through online surveys.

The surveys are available at: https://www.armadale.wa.gov.au/public-notices-out-comment

Frequently Asked Questions

What is a Precinct Structure Plan?

Precinct Structure Plans are an important planning document used to establish a vision for a particular town centre, encourage redevelopment and guide future public and private investment.

Precinct Structure Plans are used by local governments and the State Government to guide and assess decisions for future development and subdivision. Together with the City’s Town Planning Scheme No.4 and Local Planning Policies, the Precinct Structure Plan will form the planning framework for the Kelmscott District Centre.

The ability to prepare and implement Precinct Structure Plans is set out in the State Government’s Planning and Development (Local Planning Schemes) Regulations 2015, which define Precinct Structure Plans as plans “for the coordination of future subdivision, zoning and development of an area of land”

The Precinct Structure Plan will include a report comprising of an ‘Implementation’ Section that contains development standards, a Structure Plan Map, and an ‘Explanatory Section’ that describes regional and local context, transport and movement networks, land use and infrastructure, urban form (the layout and design of the area) and the management of site conditions.

The Precinct Structure Plan will be prepared with input from specialists such as urban designers, urban planners, architects, landscape architects, engineers (both traffic and civil) and hydrologists, in order to prepare achievable development outcomes, functional solutions to development constraints, and assist in developing a sense of place that compliments the existing qualities of the Centre.

The Precinct Structure Plan will therefore be supported by the following studies:

  • Place Plan
  • Retail and Employment Strategy
  • Movement, Transport and Car Parking Strategy
  • Local Water Management Strategy
  • Road and Rail Noise and Vibration Assessment
  • Bushfire Management Plan
  • Engineering and Servicing Report
What is meant by a Scheme Amendment?

A Scheme Amendment is a change to the zoning and/or permissibility of uses within the City's Town Planning Scheme. When an application to rezone land or the City proposes a change to the Scheme, the process is known as a Scheme Amendment. A Scheme Amendment can be proposed by a landowner/s, the City of Armadale or the Western Australian State Government.

Scheme Amendments may be initiated for many different reasons, such as:

  • a change in zoning to accommodate a type of development for which the site is deemed suitable;
  • a change in the Residential Density Code on the Scheme Maps for a specific location or precinct;
  • a change in the wording of Scheme Text (the written part of the local planning regulations); or
  • to correct any inconsistency or errors in the Scheme Maps or Scheme Text.
Why is the City preparing a Precinct Structure Plan for the Kelmscott District Centre?

The Precinct Structure Plan will implement Council’s aspirations, outcomes and objectives in the Strategic Community Plan 2020-2030 and Corporate Business Plan 2020-2025. Council seeks to increase economic growth, job creation and retention, as well as educational opportunities across the City of Armadale. Vibrant and prosperous town centres are vital to support these outcomes. The Kelmscott District Centre Precinct Structure Plan project is one of a number of key actions aiming to achieve Council’s employment, economic growth and education objectives.

In addition, Kelmscott is identified as a District Centre by the State Government under draft State Planning Policy 4.2 Activity Centres and is therefore also subject to State Planning Policy 7.2 Precinct Design. These policies recognise that town centres (‘Precincts’) such as Kelmscott should be guided by Precinct Structure Plans because they provide for a variety (mix) of land uses, are close to major public transport routes, and are important areas of retail/commercial activity for the community.

While the Kelmscott town centre provides for the weekly shopping needs of the district’s residents and is home to many different commercial businesses, there are areas within the centre and its periphery that require further planning to facilitate development and renewal. Ongoing planning will assist the Kelmscott District Centre to become an active, cohesive centre with a variety of retail, social and commercial opportunities that service the needs of nearby residents, business operators and visitors.

The City will deliver on these objectives through the Precinct Structure Plan to guide the improvement and growth of the Kelmscott town centre.

How does this project relate to the MetroNet Denny Avenue Level Crossing Removal Project?

The MetroNet Denny Avenue Level Crossing Removal Project is a separate State Government infrastructure project that removes the existing Denny Avenue rail crossing on the Perth-Armadale Rail Line and constructs a new road underpass/rail overpass at Davis Road. The removal project includes modifications to the surrounding road network, post-construction landscaping works, a station plaza, and upgrades to the Heritage-Listed Station Master’s House.

The Precinct Structure Plan is an independent holistic planning document intended to guide future development in the Kelmscott District Centre as a whole, and therefore it relates to a much broader area than the rail corridor, Denny Avenue, Streich Avenue, Davis Road and Albany Highway. It will aim to integrate the changes being made by the State Government’s rail crossing removal with the wider area to create a better functioning district centre.

The Denny Avenue Level Crossing Removal Project is managed by MetroNet, and further information can be obtained via the following contact details:

Project Website: https://www.metronet.wa.gov.au/projects/denny-avenue-level-crossing-removal

Contact Number: (08) 9326 3666

Email: info@metronet.wa.gov.au

Who approves the Precinct Structure Plan?

The State Government’s Western Australian Planning Commission is the responsible authority for the approval of Precinct Structure Plans, pursuant to the provisions of the Planning and Development (Local Planning Schemes) Regulations 2015. The City of Armadale Council is responsible for developing the Precinct Structure Plan, including endorsement of a draft Precinct Structure Plan for the purposes of public consultation and then making a formal recommendation to the WAPC after public submissions have been received and considered.

Can development still occur in Kelmscott without a Precinct Structure Plan?

Development can still occur in accordance with the current planning frameworks while the Precinct Structure Plan, related Town Planning Scheme No.4 Amendment and implementation plans are prepared and put in place.

Both the City of Armadale and DevelopmentWA have planning control over different areas of the Kelmscott Town Centre, through their respective Schemes.

DevelopmentWA Areas:

DevelopmentWA maintains and applies the Armadale Redevelopment Scheme in the portion of Kelmscott identified as a ‘Redevelopment Area’ under the Metropolitan Redevelopment Authority Act 2011. Any proposed subdivision and development in these areas is subject to DevelopmentWA planning controls with the City providing advice only.

It is expected that DevelopmentWA will transfer planning control of this Redevelopment Area back to the City of Armadale in the short to medium term (a process known as ‘normalisation’). The City is preparing for this by amending its Town Planning Scheme No.4 (via Amendment No.112) to introduce appropriate land use zones and development controls for this area back into the Town Planning Scheme, once normalisation is enacted.

Amendment No.112 will include further detail on the types of development that the City is willing to support prior to a Precinct Structure Plan being approved by the WAPC.

The Precinct Structure Plan will include the area currently within DevelopmentWA’s planning control, in anticipation of it being returned to the City’s planning control in the future.

City of Armadale:

For parts of Kelmscott currently within the City’s planning control, the State Government’s draft State Planning Policy 4.2 Activity Centres and approved State Planning Policy 7.2 Precinct Design together identify that future development in the Kelmscott District Centre should be guided by a higher level of planning and design focus (i.e. this Precinct Structure Plan).

Applications for small scale retail expansions, small scale non-retail commercial development, changes of use or other types of development may still be considered and approved providing they do not conflict with the abovementioned State Planning Policies, do not prejudice future planning of the overall Kelmscott District Centre and accord with the existing local planning framework.

It should be acknowledged that the Precinct Structure Plan is focussed on future growth opportunities, in addition to improved functioning of the current services and facilities.

Who is preparing the Precinct Structure Plan?

The City has engaged a multi-disciplinary team of consultants to assist the City in preparing the Precinct Structure Plan on its behalf. This team is being led by Taylor Burrell Barnett, a town planning and urban design consultancy with extensive experience in Precinct Structure Plan preparation. Taylor Burrell Barnett are supported by a sub consultant team with the following expertise:

  • Pracsys: Retail and employment
  • Emerge Associates: Landscape architecture, hydrology, bushfire management; road and rail noise and vibration
  • Taylor Robinson Chaney Broderick: Architecture
  • Flyt: Transport and movement networks
  • The Civil Group: Engineering and servicing
What about Kelmscott’s heritage?

Heritage, both Aboriginal and European, is a vital consideration in the preparation of a Precinct Structure Plan.

There are a number of buildings and areas within the District Centre and the broader suburb of Kelmscott that have been identified and recognised by the City, the Department of Planning Lands and Heritage and DevelopmentWA for their heritage values.

Future development will need to take into account the recommendations of the Management Category classification of any buildings, places or objects as listed in the City’s Local Heritage Survey, which provides protection for high heritage values.

My property is located within the Precinct Structure Plan area or directly adjacent to it. What does this mean for me?

If your property is located within the future Precinct Structure Plan area this does not mean that you will be compelled to develop your property or change it in any way. You may gain some additional or different development opportunities, but whether or not you act upon this is entirely up to you.

If your property abuts the future Precinct Structure Plan area you may notice changes to land uses or the construction of new developments (depending on landowner intentions). The effects of possible future development on properties in the vicinity of the town centre will be carefully taken into account by the City when it makes its decision to advertise a draft Precinct 

When will we start to see physical changes?

A Precinct Structure Plan is a medium to long-term framework, which will help to guide public and private investment. It will allow the Kelmscott District Centre to evolve over the coming years, subject to the timing and intentions of private landowners.

The City of Armadale will work closely with the community, landowners and other stakeholders to encourage development in the short and long term. The City may also undertake improvements to the public realm (e.g. streetscapes), depending on the ultimate recommendations of the finalised Precinct Structure Plan.

Where can I find further information?

Further information on the project can be obtained from the City via this project webpage, via email at info@armadale.wa.gov.au or via phone on 9394 5000.

Information on applicable State Government planning legislation, policy and projects can be accessed from the following links:

Department of Planning Lands and Heritage:

Planning and Development (Local Planning Schemes) Regulations 2015

State Planning Policy 4.2 Activity Centres (draft)

State Planning Policy 7.2 Precinct Design

DevelopmentWA:

Armadale Redevelopment Area – Kelmscott

MetroNet:

Denny Avenue Level Crossing Removal Project

Page Last Reviewed 25 June 2021