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|ARE RURAL RESIDENTS BEING DUPED?|
In the East Wanneroo Structure Plan there seem to be contradictions between the Draft Gnangara Sustainability Strategy Land Use Plan (page 10 under the title Context, fig 5) and the Implementation Guide (page 34, fig.13). For instance the areas between Coogee Road and Neaves Road are classified as rural and yet in the Implementation Guide are classified urban.
Residents of Pennygum Estate purchased their one hectacre properties around the year 2000. They we told to plant natural corridors for fauna and the majority of them had to build expensive sand pads and eco -sewage systems because of the closeness of the water table. When they bought into the newly approved special rural subdivision they naturally believed that this was the type of eco - planning that was going to be the norm for the area. Most properties have recently been established at considerable expense for the the purpose of the residents desired lifestyle.
The vast majority of residents living in the belt of land between Coogee and Neaves Road want their rural status retained as they are residents who have bought into the area as a lifestyle choice.
IT WOULD SEEM THEY ARE BEING DUPED
A new industrial estate is planned on the north side of Neaves Road stretching from Pinjar Road to 515 Neaves Rd. An industrial estate that will require a one plus kilometre buffer from residents because of the industrial noise, dust, smell and emissions/discharges that will be emitted by industry on this site. Two government documents address the proposed industry, the East Wanneroo Structure Plan addresses this issue in a brief and contradictory fashion, their Industrial Land Strategy Perth and Peel publication is more revealing.
Click here to download the document from the WA Planning website.
In the East Wanneroo Structure Plan, published 2nd November 2009 the State Government also proposes urban/light industrial zoning for the rural and special rural land between Coogee Road and Neaves Road and land east of Pennygum Estate (see maps).
Click here for Map 1
Click here for Map 2
Residents are being asked to give input via their submissions on re-zoning in their area based on the information presented in the East Wanneroo Structure Plan, which is inadequate, misleading and contradictory. For instance: re-zoning as industrial a very large parcel of land within the boundary of Perth's priority one public resource drinking water area on the Gnangara mound.
The draft East Wanneroo Structure Plan gives only three very brief references to the type of industry allowed to operate in this industrial site and they are:
For instance: the vast majority of residents living in the belt of land between Coogee and Neaves Road want their rural status retained as they are residents who have bought into the area as a lifestyle choice. In the previous proposed zoning of land for East Wanneroo (the East Wanneroo Land Use and Water Management Strategy) the zoning of this land was left unchanged, so why is the zoning of this area now being proposed as urban?
Just 18 days before the original cut off point for public submission on zoning changes proposed in the East Wanneroo Structure Plan, another document was released for public comment called ‘ Industrial Land Strategy Perth and Peel'.
This document was released 24 days after East Wanneroo Structure Plan, and elaborated a little more on the type of industry that will be allowed on the proposed industrial site. According to this document there will be two types of industry allowed, one called special industry requiring a one kilometer or more buffer from residential land and special rural lots to the south of the estate. It also states that these lots “could restrict the develop-able area, depending on the industry type and potential for negative impact due to emissions” (P28 of this document).
In other words while the belt of rural and special rural land between Coogee and Neaves Road and east of Pennygum Estate retain their rural zoning, only around half of the industrial estate will be able to be used for so called “special industry”. This is because this class of special industry requires a one kilometer plus buffer to residential land due to the industrial noise, dust, smell and emissions/discharges it will emit (P28 Industrial Land Strategy).
So what sort of buffer would you envision the government is talking about for special industry, could it be trees or nature? As we said earlier there will be two types of industry allowed on this site, one called “special industry”, emitting industrial dust, noise, smells and emissions/discharges, and a non-offensive category, which we presume will form the one plus kilometer buffers to residents. We say this because on page 30 of the ‘ Industrial Land Strategy' document it has a map of the industrial estate showing the nature buffers required within the estate for wetlands and buffers for Watercorp wellheads, but none for industry.
Given that the a one kilometer plus buffer to residential land is not required for light industry, you would have to conclude that this restriction could only apply to “special industry” that is: factories emitting industrial dust, noise, smells and emissions/discharges and not light non-offensive industry.
But what if light industry was placed on those troublesome rural and special rural lots between Neaves and Coogee Road and east of Pennygum Estate? If your thinking is “surely not, as this land has been proposed as urban in the East Wanneroo Structure Plan” (P34, fig 13), then we ask you to re-examine what the government has written. Note the distance between Coogee and Neaves Rd is around 1.3 kilometers, perfect for the type of buffer they need - how convenient!
On page 35 of the East Wanneroo Structure Plan it states;
The strategic direction and structure plan presented in Sections 5 and 6 are based on detailed assessment of environmental and spatial considerations. The demarcated land uses (cadastrally accurate) should be used as a basis for the next level of planning and are presented in Figure 13: Implementation Guide for the East Wanneroo Structure Plan.
The area indicated as Urban is deemed appropriate for development. Included in the identified existing and future land uses are the following categories of land:
Urban: Including residential, commercial, recreational and light industrial areas.”
In other words re-zoning the special rural land between Neaves and Coogee Road to urban means this land will be able to be zoned for light industry. (the same goes for the special rural and rural land east of Pennygum Estate that’s also been proposed as urban).
Having these areas of land classified as light industrial would remove one of the three constraints the government cites for the development of the South Pinjar Industrial Estate (see page 28 Industrial Land Strategy ). In other words by re-zoning this land they will remove one major constraint to its full development.
Remember, the distance between Coogee and Neaves Rd is around 1.3 kilometers, perfect for the type of buffer they need.
Are we saying what government will do or won't do? No, but in the interest of economic rationalisation what would you do if you were the Minister for Planning? Allow the development of this the South Pinjar Industrial site to be restricted, or remove this restriction by turning the rural and special rural land south of this industrial estate into a light industrial park, re-zoning this land urban will give them the license to do this . An example of the type of industry we are talking about is the light industrial park in Joondalup (on the west side of Joondalup Drive).
We believe it would be in the best interests of residents to read the East Wanneroo Structure Plan in conjunction with relevant information contained in the governments Industrial Land Strategy Perth and Peel, if they really want to reach an informed conclusion on what is driving the re-zoning of their land. If you are a resident living on the rural and special rural land now proposed for urban development and the zoning of your land remained unchanged but zoning for the South Pinjar industrial estate was approved, then what affect would this have on your lifestyle, health and property value, given that this industrial estate will emit industrial dust, noise, smells and emissions/discharges?
If you want to retain your current lifestyle you need to act now and put your submission in stating that -
If the current zoning of your land changed to urban and the South Pinjar Industrial Estate approved then how much less your land would be worth given its close proximity to a large industrial estate emitting industrial dust, noise, smells and emissions/discharges. How much more would your sub-dividable land be worth if this was not the case.
If you don't want the value of your land to be compromised, you need to act now and put your submission in stating that -
Of course there are many other issues affected by the government's plans to re-zone land in East Wanneroo, one being the environment and another is government's proposed new roads. For instance a four lane road has been proposed on the boundary of Pennygum Estate (within 15 meters of houses). This road will carry industrial traffic from Gnangara to Neaves Rd, generating unwanted noise and pollution to the area. It will also go straight through an Aboriginal heritage site destroying it.