THE City of Wanneroo is recommending the Metro Outer JDAP approves an application for a Woolworths supermarket in Two Rocks when the panel meets online on Wednesday, March 9.
The area where the development is proposed to go is currently vacant and bound to the north by the recently created Azzurra St and to the east by Lisford Ave.
The land to the west and south is currently undeveloped but recently approved for subdivision.
Attached to the city’s recommendation is a list of 18 conditions, including that drive-through food outlets were excluded and that a construction management plan be provided to the city detailing how the construction of the development will be managed to limit the impact on the users of the surrounding area.
The city received a total of 208 submissions on the development application of which 148 were objections with 41 in support and 19, which provided general comments.
One joint submission (identified as submission 160 within the schedule of submissions) included 1202 signatories objecting to the proposal.
On Friday afternoon Two Rocks resident Allan Shuttleton, who helped organise the submission, said residents against the proposal could attend a sausage sizzle at Charnwood Park starting at 3.30pm on Monday, March 7.
In its responsible authority report sent to the JDAP the city says the proposal has undergone modifications following the city’s design review panel comments, including relocation of components such as the ‘click and collect’ areas, and modification of tenancies and back of house services along the northern (Azzurra St) frontage.
The organisers of a submission, which included 1202 signatories objecting to the proposal, are holding a sausage sizzle on Monday afternoon at Charnwood Park.Additional modifications to the design were undertaken following further consultation with the city, which ultimately sought to bring commercial frontage towards Azzurra St as the intended main street, as well as more appropriate management and activation of the tenancies to the north of the supermarket.
Submission 160, which is included in the city’s responsible authority report says the proposed development does not adequately address the objectives contained in the Two Rocks town centre ASP 70.
“A large supermarket does not encourage tourism or provide a festive retail or entertainment use,’’ the submission said.
“The western-most point of the proposed development (and that closest to the marina) comprises a loading dock and refuse area and does not maximise views to the marina.
“A large singular supermarket structure does not create a mixed-use day and night activity area and Woolworths cannot be considered a boutique retail outlet.
“Finally, and possibly most importantly, the King Neptune statue overlooking a large supermarket roof and parking lot cannot be considered a ‘sensitive incorporation’ of the statues very significant cultural heritage.’’
In its response the city says the proposal has been considered against the relevant objectives set out within ASP 70 as they relate to the subject site.
It also says the proposed shop, liquor store, restaurant and office are considered to be consistent with the desired intent and functionality of the site and precinct C area more broadly, offering shopping-retail services.
“The proposal includes a number of specialty retail tenancies, as well as identifying an area to the south-east of the site which will accommodate further commercial uses within the site,’’ the city’s response says.
“Whilst the exact use of these sites is unknown at this time, the proposal is capable of providing uses which would encourage tourism, retail and entertainment uses as considered within the commercial zone.’’
It also considered the design and orientation of the buildings and particularly the
office-commercial building and three of specialties would assist in facilitating a ‘main street’ design, with provision for future expansion to the west.
The city says the proposal has sought to impose some heritage acknowledgement through the use of heritage signage, establishing a key pedestrian plaza with alfresco café dining which interfaces directly to the adjacent King Neptune statue, as well as incorporating historical statues along Azzurra St which will be utilised to create a ‘heritage trail’.
“The site has also incorporated the use of Washingtonia Robusta within the landscaping of the site which similarly acknowledge the heritage of the site.”
The utilisation of these aspects is considered to meet the city’s requirements for the category 4 listed site with the proposal and associated uses considered to meet objectives c, d and j of ASP 70.
In its responsible authority report sent to the JDAP the city says the proposal has undergone modifications following the city’s design review panel comments, including relocation of components such as the ‘click and collect’ areas.But the city and its design review panel have also provided further comment to the applicant in relation to the coastal colour palette and recommended that a revised schedule of colours and materials be provided to the city for approval.
Submission 160 notes that the area of Lisford Avenue to the east of the development application site is prone to significant flooding in times of high rainfall, which will only be exacerbated by the proposed development.
In response the city says this matter is noted.
“An urban water management plan (UWMP) is being prepared for the area as a requirement through subdivision works,’’ the city’s response says.
“In addition, all stormwater is to be retained on site and be appropriately managed.”
The submitters of submission 160 say their objection is primarily based on the specific location of the development application site and not an objection to a large supermarket development in the general locality of Two Rocks.
“(But) should the relevant authorities decide that a large supermarket development is needed within Two Rocks, we (propose) that there are far more suitable locations,’’ submission 160 notes.
“Examples include areas further inland towards the eastern extremities of Two Rocks and in particular we note the abundance of land in the vicinity of the Atlantis Beach development in the north-east sector of Two Rocks.’’
But the city says the shop, restaurant and office land uses are able to be considered within the proposed location and that consideration of an alternative site location is not a relevant planning consideration.
Submission 160 also says the objectors acknowledge that with significant growth comes unavoidable development, which may include the development of a big supermarket in Two Rocks.
“However, we believe the site of the current proposal is not consistent with the applicable planning framework and does not afford appropriate protection of, and value to, the cultural and heritage value of the area,’’ submission 160 says.
But the city says overall it is satisfied the proposal has considered the heritage value of the site and has developed a sensitive and responsive proposal in recognition of this.
“The above position has been supported by the city’s heritage officer, with the proposal also being referred to the Department of Planning, Lands and Heritage’s (DPLH) heritage team.
“As the sites are not state heritage listed (including King Neptune), DPLH was unable to provide any further comments on the proposal.’’
