Karnup District Structure Plan

At its ordinary Meeting of 26 November 2024, Council resolved to endorse the ‘Vision’ and ‘Key Themes’ from the Karnup DSP Consultation Outcomes and Vision Report to inform the next stage(s) of the project, as follows:

Vision:

‘A community amongst the trees’ – a vibrant community that values and protects its natural environment, wildlife and rural setting through thoughtful development. Neighbourhoods blend with the landscape, offering diverse housing choice, including for families and multi-generational living. Green spaces, pathways and public transport connect local employment, businesses, eco-tourism, community, recreation facilities and healthcare. Safe, accessible routes for walking, cycling and eco-friendly transport enhance connectivity. A place that recognises and honours its Aboriginal culture and heritage with input from local Aboriginal knowledge holders.’

Key Themes:

1. Balancing environmental preservation with thoughtful development: Protect Karnup’s natural environment, wildlife (notably through ecological corridors) and rural character while allowing for thoughtful development. Preserve unique landscape features (notably topography and trees) and green spaces and manage water resources to maintain the area's natural beauty and appeal as it grows.
2. Community-focused neighbourhoods with diverse and sustainable housing: Focus on well-designed, community-focused neighbourhoods that blend as much as possible with the natural landscape. Encourage sustainable, diverse housing options, catering to families, retirees and multi-generational needs, while avoiding overcrowded streets and “cookie-cutter” designs.
3. Enhancing local economy with community hubs and nature-based tourism: Support a balanced mix of retail, healthcare, dining and eco-tourism options to meet local needs. Encourage small businesses, nature-based tourism and community hubs that offer both convenience and a sense of personal interaction.
4. Prioritising safe, accessible and eco-friendly transportation networks: Prioritise safe, accessible walking and cycling paths, along with improved public transport options, including frequent bus services connecting to the new railway station. Promote eco-friendly and connected transport, with routes for electric and self-driving vehicles.
5. Preserving rural character with enhanced community amenities and infrastructure: Preserve the peaceful, rural atmosphere with large open spaces and a strong sense of community. Provide safe, family-friendly amenities like parks, schools and local shops, while addressing concerns about safety, traffic and poorly maintained roads.
6. Integrating Aboriginal cultural inclusion and environmental conservation: Protect groundwater, wetlands, trees and biodiversity with input from local Aboriginal groups. Ensure ongoing opportunities for Aboriginal participation in planning, consider the possible inclusion of a Noongar-managed Cultural Centre, and ensure the use of Noongar names and cultural mapping in future development.”

The next stage of the project will involve the preparation of the District Structure Plan.  This stage will commence in January 2025.

The Karnup District Structure Plan project is now in Phase 2 of the project; the Preparation of Community Outcomes and Vision Report. As part of this phase a series of community and other stakeholder workshops, briefings, meetings and engagement activities were undertaken from July to early October 2024, including:

• Two Community Workshops

• a workshop with First Nations Representatives

• a workshop with the City’s Councillors at a Councillor Engagement Session (CES)

• a workshop with the City’s Environmental Advisory Committee (EAC)

• a briefing of the Rockingham Lakes Regional Parks Community Advisory Committee (RLRP CAC)

• a briefing of the Technical Advisory Group (TAG) – comprising representatives of key State Government agencies who will be involved in the project

• a workshop with the City’s (internal service area) Reference Group, and

• various meetings and communications with other stakeholders and interested community and landowner representatives.

The City will also be attending a pop-up event at Cerulean Park, Karnup from 10am-12pm on Saturday 19 October 2024.

The Project Team is currently preparing an Engagement Outcomes Report which will include the outcomes from the engagement process, preparation of a vision for the project and key themes, and matters for consideration in the District Structure Plan design process. 

The Engagement Outcomes Report is expected to be presented to the November 2024 Council meeting. The design phase of the project will then commence in early 2025.

Should you have any enquiries regarding the project, please do not hesitate to contact the City’s Project Lead, Sally Birkhead, Strategic Planning Consultant at customer@rockingham.wa.gov.au.au or 9591 0828.

Following consideration of the Background Report (including the MRAMP and other technical reports) by the Department of Planning Lands and Heritage (DPLH), Department of Health (DoH), Department of Biodiversity Conservation and Attractions (DBCA) and Department of Water and Environmental Regulation (DWER), the Western Australian Planning Commission (WAPC) has provided ‘whole of Government’ direction to the City to progress with the preparation of the Karnup District Structure Plan (DSP).

The approach supported by State Government, and the Council, acknowledges the constraints presented by the findings of the mosquito monitoring and MRAMP, and provides for non-sensitive land uses to be considered within the 1km ‘fly zone’ of the mosquito breeding area.  It provides the option for sensitive uses (including residential development) to develop in these areas over time, where mosquito management improves, as development progresses (enabling improved management), or as other treatment/management options become available. Non-sensitive uses may include a range of commercial, industrial and community/recreational uses (although attracting potentially large numbers of visitors day and/or night, exposure time is limited). 

At its meeting of 28 May 2024, Council resolved to support the Karnup District Structure Plan project proceeding, including the stakeholder engagement, visioning and design processes.

A Stakeholder Engagement Plan is currently being finalised by the Project Team, with engagement expected to commence mid 2024.  Communication to stakeholders regarding the engagement process will be provided soon, via the City’s webpage, Rock Port and other communication channels.

Should you have any enquiries regarding the project, please do not hesitate to contact the City’s Project Lead, Sally Birkhead, Strategic Planning Consultant, at customer@rockingham.wa.gov.au or 9591 0828

The Lead Consultant, CDP Town Planning and Urban Design, has finalised a Background Report, which was forwarded to the Department of Planning Lands and Heritage (DPLH) at the end of 2023. The Background Report contained the findings of the technical investigations and stakeholder engagement to date, along with the Mosquito Risk Assessment and Management Plan (MRAMP). 

DPLH referred the Report to a number of Government agencies for review and comment. The matter is expected to be reported to the Western Australian Planning Commission (WAPC) in May 2024 for a ‘whole of Government’ direction as to how the DSP should proceed. The WAPC’s direction will then be reported to the next available Council meeting, likely to be June 2024. Should it be resolved that the project can proceed, the engagement and visioning process could commence in July 2024. 

The MRAMP has identified that mosquito risk (public health and nuisance) impacting the DSP area is more extensive than first thought, with Anstey Swamp and Paganoni Swamp providing evidence of mosquito breeding in significant numbers. As a result, the Project Team has identified a number of Development Scenarios which consider the possible implications of the monitoring outcomes, along with a suite of management tools. This approach aims to balance public health and nuisance risk, with the ability to develop land within the DSP area as envisaged by the South Metropolitan Peel Sub-Regional Planning Framework (Planning Framework).

Should you have any enquiries regarding the project, please do not hesitate to contact the City’s Project Lead, Sally Birkhead, Strategic Planning Consultant, at customer@rockingham.wa.gov.au or 9591 0828.

The Lead Consultant, CDP Town Planning and Urban Design, is currently finalising a background report, which will be forwarded to the Department of Planning Lands and Heritage (DPLH) before the end of the year. The background report contains the summarised findings of the technical investigations and stakeholder engagement to date, along with the Mosquito Risk Assessment and Management Plan (MRAMP). 

Once received, DPLH will refer the documentation to a number of government agencies for review and comment. The matter will then be reported to the Western Australian Planning Commission (WAPC) which will provide a ‘whole of Government’ direction as to how the DSP should proceed.  At this stage, the City has been advised that WAPC will consider the matter in late March 2024.  The WAPC’s direction will then be reported to the next available Council meeting, likely to be May 2024. Should it be resolved that the project can proceed, the engagement and visioning process could commence in June 2024. 

The MRAMP has identified that mosquito risk (public health and nuisance) impacting the DSP area is more extensive than first thought, with Anstey Swamp and Paganoni Swamp providing evidence of mosquito breeding in significant numbers. As a result, the Project Team has identified a number of development scenarios which consider the possible implications of the monitoring outcomes, along with a suite of management tools.  This approach aims to balance public health and nuisance risk with the ability to develop land within the DSP area as envisaged by the South Metropolitan Peel Sub-Regional Planning Framework (Planning Framework).

Should you have any enquiries regarding the project, please do not hesitate to contact the City’s Project Lead, Sally Birkhead, Strategic Planning Consultant, at customer@rockingham.wa.gov.au or 9591 0828.

Along with some land already zoned ‘Urban Deferred’ on Stakehill Road, around 2000 hectares of land in Karnup has been identified as an ‘Urban Expansion Area’ by the State Government, within the South Metropolitan Peel Sub-regional Planning Frameworkopens in a new windowopens in a new windowopens in a new window (‘the Framework’). The land has been identified as a key future urban growth corridor within the south-west corridor of Metropolitan Perth since the 1980s.

The Framework requires the preparation of a District Structure Plan to guide future development within the area.

The City is leading the process and has engaged a Consultant Team to prepare the District Structure Plan.

A District Structure Plan provides a long-term vision for urban development in a particular area.  It is the culmination of extensive technical investigations, and consultation with community, local and State Government, and service providers.

The District Structure Plan will guide future land uses, identify the location of major roads, coordinate major community infrastructure, identify the location and size of activity centres, and identify the location distribution and size of open space to protect environmental assets and provide amenity to the community.

It also identifies matters to be addressed by subsequent planning stages and provides the basis for the preparation of (Local) Structure Plans over smaller precincts within the District Structure Plan area.

The Planning Framework identifies the following key features for inclusion in the District Structure Plan:

• a new District Activity Centre (ie. shopping centre);
• a ‘Specialised Node’ as a strategic site for longer-term public uses, centrally located between Rockingham–Kwinana and Mandurah–Pinjarra, and providing for a range of regional public facilities which may include education, health and other future ancillary uses;
• a 50 ha Regional Sporting Facility site;
• a future railway station (Karnup Train Station) and associated transport connections; and
• various changes to the regional transport hierarchy.

The District Structure Plan will also be informed by a range of adopted and draft strategies, policies and studies prepared by State Government, and by the City, which provide context for the planning of the area, including those prepared recently to support the Local Planning Strategy.

District Structure Plans can be prepared by landowners or stakeholders within a future urban area. In this instance, the City has committed to prepare the District Structure Plan to enable an independent and impartial view in achieving the best outcomes for the community.

The Western Australian Planning Commission is responsible for approving the District Structure Plan.

Land in Karnup can be developed once these processes are complete:

• District Structure Plan;
• Metropolitan Region Scheme rezoning;
• Local Planning Scheme rezoning;
• Structure Plan(s);
• Infrastructure contribution agreements (also called Development Contribution Agreements); and
• Subdivision approval.

The above processes are expected to take a number of years to complete (possibly up to 10 years). Once the land is zoned and structure planning processes complete, it will be up to the individual landowners to determine when development occurs.

The process of preparing the District Structure Plan project is as follows:

1. Background Assessment and Reporting: opportunities and constraints analysis including environmental considerations, bushfire, servicing, traffic and transport, Aboriginal heritage etc.
2. Preparation of a Mosquito Risk Assessment and Management Plan (refer below)
3. Referral of background report to the WAPC and Council
4. Project Visioning: development of a project vision for the District Structure Plan which includes engagement with the community, Environmental Advisory Committee and Councillors
5. Referral of community outcomes and vision report to Council
6. Preparation of District Structure Plan
7. Referral of draft District Structure Plan to Council, seeking consent to advertise
8. Public advertising of draft District Structure Plan
9. Review of submissions and final revision of draft District Structure Plan
10. Referral of final draft District Structure Plan to Council, seeking endorsement of recommendation to WAPC
11. Referral of District Structure Plan to WAPC, seeking approval

The initial stages of the project, comprising points 1-5 have been completed.

Overall, the District Structure Plan is expected to be complete by the end of 2026. 

A detailed timeline is provided below:

Landowners are not obligated to sell or develop their land, and may continue to occupy and use their land as they currently do (or are subsequently approved to do).

Individual landowners will have the option to either sell their land to a developer or a third party or develop their land themselves.

Land is usually only compulsorily acquired by State Government if it is required for a regional infrastructure purpose (such as a regional road or railway, or for regional open space, for example).

Determining rates is very complex and involves a wide range of factors, some of which are the jurisdiction of the State Government. It is not possible to provide general advice as to whether, and by how much, rates may be affected by the preparation of the District Structure Plan.  

Rates are influenced by whether the property is assessed under Gross Rental Value (GRV) or Unimproved Value (UV), and this classification may change over time.  In addition, rate yield requirements and rates in the dollar is a decision made by Council through the annual budget adoption. These are matters the City is unable to be definitive about.

Information on how rates are calculated is available on the Rates page. 

Information on how property valuations are calculated by Landgate is available on the Landgate websiteopens in a new windowopens in a new windowopens in a new window.

In the process of preparing the District Structure Plan, the optimal location for uses such as major roads and other servicing infrastructure, regional and district open space and community facilities, high (secondary) schools and activity centres is identified.

A district-wide infrastructure contribution plan (also called a Development Contribution Plan), expected to be administered by the City, will establish timeframes for the delivery of district roads and community infrastructure, and how costs will be shared equitably amongst landowners.  This is to ensure a fair and reasonable outcome, so that one landowner is not disadvantaged over another because of the type of land use identified over their land.

Primary schools are typically administered under a Local Structure Plan, with pro-rata contributions acquired via subdivision conditions, and do not comprise a DCP item.

The preparation of the District Structure Plan will include a number of opportunities for landowners to provide their input into the Plan. This will include workshops and other consultation processes which are expected to commence during 2024.

In addition, the District Structure Plan is required to be advertised formally for public comment at which time landowners will have an opportunity to lodge a submission on the recommended outcomes for the land. The submissions will be formally considered by the Council and State Government, and in subsequent rezoning processes outlined above, by the Minister for Planning.

Identification of trees and other vegetation, particularly habitat trees, is a key requirement of the technical investigations which will inform preparation of the District Structure Plan. This work will include a Black Cockatoo Habitat Assessment. Consistent with the City’s sustainability framework, significant trees and other vegetation will be identified, and wherever possible, included within areas of open space, or within road reserves.  These areas provide the best chance of protecting existing vegetation.

It is relevant to note that preparation of the Planning Framework included consideration of environmental values at a strategic level, and resulted in several areas being excluded from 'Urban Expansion' area. This includes the exclusion of much of the Stakehill Special Rural Area and two areas of land within the District Structure Plan area from consideration for urban development (see below). 

Depending on the outcome of technical investigations undertaken to inform the District Structure Plan, the extent of the 'Urban' zone for future rezoning under the MRS may also change.

As part of the ‘Background Investigations’ phase of the project, appointed environmental consultants, Emerge Associates are seeking access to individual properties to assess and map the existing trees, flora, fauna and vegetation, and to determine if any trees provide habitat for black cockatoos. This information is necessary to supplement existing environmental information, to ultimately inform the preparation of the DSP.  While the City would encourage you to allow access to your property, there is no obligation to do so.

Allowing a survey of the trees is not likely to hinder future development of your land, in fact, the lack of survey information is more likely to delay development, as progressing the planning process relies on survey data for each property.  If the surveys do not occur as part of the current DSP process, they will be required at the Scheme Amendment and Local Structure Plan (LSP) level.  So the information with need to be gathered now or at the next stage of the planning process, although capturing it now helps inform the DSP process and is therefore preferred.

The Black Cockatoo survey will not only be looking for current nesting Black Cockatoos – the focus will more on the habitat viability of the trees. This is based on an assessment of tree species and size with any hollows that may be suitable for Black Cockatoo breeding also identified. The fact no breeding has been previously observed has no bearing on the potential for future use of a tree for breeding by Black Cockatoos.

It should also be noted that any of the existing trees on properties are not able to be legally removed without permission of the City in accordance with provisions in the City’s Town Planning Scheme (refer to ‘Trees on private property’ in this link: Trees - City of Rockingham). A clearing permit administered by the State Department of Water and Environmental Regulation under the Environmental Protection Act and potentially an approval under the Federal Environmental Protection and Biodiversity Conservation Act may also be required prior to removal of any tree.

A ‘significant tree’ is one which has the potential to provide breeding habitat for black cockatoos.  For a tree to be classified as a potential breeding tree it must have a diameter at breast height (DBH) of 300-500mm, which is a suitable size to develop a nest hollow in the future (DCCEEW, 2022). 

The Environmental Assessment Report identifies that there will be opportunities for retention of significant trees within the Public Open Space and streetscapes.  This will be further refined at subdivision stage with the inclusion of a Tree Protection Management Plan which is to be prepared by a suitably qualified arboricuturalist in accordance with Australian Standard 4970-2009 Protection of Trees on Development Sites. 

The Study Area borders the Serpentine River and Lake Amarillo, Anstey Swamp and Paganoni Swamp.  Monitoring to date has indicated that mosquito numbers are high, with species that are known to carry disease (Ross River and Banmah Forrest Virus), and are active day and night.  The Mosquito Risk Assessment and Management Plan (MRAMP) has identified that mosquito risk is high for public health and amenity impact, which will need to be managed through the DSP process.

In April 2025, the WAPC issued a ‘Whole of Government’ direction to preclude residential development and sensitive uses within 1km of the standing water area (mosquito breeding area) of wetlands, until such time as a suitable approach to mosquito management was identified (refer Information Sheet: Sensitive and Non-Sensitive uses and 1km fly zone

Ongoing mosquito monitoring is occurring to collect more data to inform future decision making.

The City is continuing to work with State Government in respect to mosquito risk.

The requirement to undertake a Mosquito Risk Assessment and Management Plan (MRAMP) for the area was a requirement of the WA Planning Commission, to be undertaken prior to the DSP being progressed.  To understand the numbers and species of mosquitoes, and the extent of impact and risk, localised study is required, with recommendations informed by a range of scientific and other case study information.

The State Government, through METRONET, has prepared Precinct Structure Plan (PSP) for the land within the Karnup Station Precinct, located on the corner of Mandurah Road and Paganoni Road, on the Mandurah railway line. The City has recently considered a PSP and proposed Amendment to the Metropolitan Region Scheme for the Station Precinct, following public advertising.

The District Structure Plan will consider the strategic context of the area in relation to the PSP. The implementation of the PSP will be closely connected to the District Structure Plan outcomes.

The Karnup Train Station will be constructed by the State Government and its timing for delivery is unknown to the City at this time.

A regular boundary has been identified for the Structure Plan area. Where land is not identified as Urban expansion, or Urban, matters such as interface and access will form part of the District Structure Plan considerations.

The City has recently completed an extensive engagement process to inform the preparation of a Vision and Key Themes which will inform the preparation of the DSP.  Further engagement on the draft DSP is expected to occur in late 2025.

These FAQs and the City’s website will be updated periodically while the District Structure Plan is being prepared.

Questions and comments can be lodged via Rock Portopens in a new windowopens in a new windowopens in a new window.

You can also contact the City’s Karnup District Structure Plan team with any enquiries on 9528 0333.

Department of Water and Environmental Regulation (DWER) is the state government agency that manages the state’s groundwater resources – this is a heavily regulated system, to which the City of Rockingham is not involved.  

DWER has advised the following:

• While there is currently limited groundwater available in the Baldivis/Karnup area, water availability changes constantly as licences expire or are relinquished, and new applications are assessed and issued.  
• DWER does not reserve water for private landowner use that may or may not occur in the future, and an application must be accompanied by demonstrated proof that the water is required.
• Applications are assessed and determined on a ‘first come, first served’ basis, under the Rights in Water and Irrigation Act 1914. 
• Some parties in Karnup have secured a licenced entitlement, including the current sand quarry on Stakehill Road.
• No licenced entitlements have yet been provided to developers in the Karnup DSP area, other than to DPLH for construction and dust suppression and public open space irrigation for the Karnup Station Precinct, which is subject to current MRS Amendment and Precinct Structure Plan proposals. - future applications would be the subject of the ‘first in, first served’ policy, and water availability at the time of application.  Developers may also need to seek transfers and trades of entitlements.  The same applies to other proposed users, including other rural residential properties.
• There are a number of licenced entitlements that are expected to be transferred through the transition of land use to urban development.  Given the sizeable allocation of some of these, DWER expects there to be an excess balance of water returned to the system, which may become available for licencing. 

It should also be noted that there is a garden bore exemption which would allow rural residential users to have a superficial bore and irrigate up to 0.2ha without the requirement for a licence.

Further information on groundwater entitlements (including availability, trades or transfer, and any exceptions that may apply) can be sought from the DWER Kwinana-Peel Region office on 9550 4222 or peel@dwer.wa.gov.au.

Information dated: December 2024.