For an apartment development to be considered, it is common practice in planning frameworks to now require the delivery of community benefits. This often comes with a range of factors that need to be met.
Defining community benefit can vary depending on the area, which can range from public meeting spaces and parks or plazas to ecologically sustainable development. It also leans towards affordable housing and social housing, or a need to meet a certain outcome, such as hotels to support tourism in an area.
“There is a need to improve the balance between community benefits required and the development potential available,” Rowe Group principal town planner Andrew Cumming explained.
Rowe Group has a long history of obtaining planning approvals for a range of mixed-use and apartment projects in key locations that balance this outcome. This includes the Rivière Residences development by Edge Visionary Living, due for completion at the end of 2024, and the iconic Raffles Hotel, both in Applecross and part of the Canning Bridge Activity Centre.
Beyond the community benefit on site and improvements to the adjoining foreshore, the three-tower, 17-storey Rivière project delivers mixed use amenities in an accessible location with the perks of riverfront views and sustainability development outcomes, close to social centres such as tennis, boating and rowing clubs.
The redevelopment of Karrinyup Shopping Centre, inclusive of apartment projects, led by Rowe Group and the shopping centre redevelopment delivered by Proven Project Management, met a demand for an upgrade in the location. It also met a distinct requirement to encourage apartment living around shopping centres.
Rowe Group was also the lead planner for the Concerto apartments in East Perth, which comprises 226 apartments over 38 storeys. This included market-leading energy efficient credentials and retention of the historic Juniper Mural, which previously formed the dramatic entry statement to the ABC administration building.
Directly opposite the Oats Street train station in Carlisle, Rowe Group is working on a project that would see the development of a 16-storey apartment building which will deliver 85 one- and two-bedroom apartments. This will increase housing diversity and affordability along the train line which is currently being enhanced as part of the State Government’s METRONET project.
Beyond meeting State Government goals and delivering wider social and community benefits, these projects first and foremost deliver much-needed apartments and amenities.
“The complexity of planning controls that are applicable now means there is more uncertainty and time required to obtain planning approvals,” he said.
“We’re seeing the delivery of projects, and therefore community benefits, where the planning framework incentivises redevelopment. Where this incentive is not available, even with a high amenity location, we have not seen the same level of development on the ground.”
In Leederville, Rowe Group has represented landowners in making submissions on the planned Leederville Precinct Structure Plan, a project intended to promote redevelopment around Leederville train station in a highly sought after and well-located centre. This structure plan is predicated on a base height control, with bonus height available in return for delivery of community benefits and meeting other requirements.
“In regard to this structure plan, we understand from our clients that the uplift available in certain circumstances does not represent a viable proposition, even with the bonus height on offer,” Mr Cumming said.
“There is a need to consider far more aspirational outcomes around these key centres to incentivise redevelopment and make the most of locational qualities not available elsewhere. We need to make sure that the significant time spent on these structure plans enables the delivery of apartments and housing on the ground,” he explained.
“Other jurisdictions have moved away from a bonus system towards development control that effectively has the community benefit built into the requirements. This allows the balance between the development potential and other factors to be accounted for from the outset, which could be a consideration for Perth.”
