Planning, Heritage and Building

Page Index

Statutory Planning

Introduction

Statutory Planning aims to create a high quality urban and sustainable environment for the Town and its residents.

Statutory Planning undertake the following tasks:

Overview Document/Link
Scheme maps and provisions guiding land use and development in the Town. Town Planning Scheme No.3 (external link)
Deemed provisions adopted by the State Government to overwrite various provisions of Town Planning Scheme No. 3. Planning and Development (Local Planning Schemes) Regulations 2015 – deemed provisions
Consultation requirements for Development Applications in the Town. Council Policy LG 525 – Advertising of Development Applications
Local Laws guiding signage in the Town. Signs Local Law (including 2008 amendment)
Policy provisions guiding variations to the Signs Local Law requirements within the Town Centre only Council Policy PS202 - Town Centre Zone Signage
Bicycle parking and end-of-trip facilities required to qualify for car parking concessions under Town Planning Scheme No. 3.

Council Policy LV127 - Bicycle Parking and Facilities

Policy guiding the use of cash-in-lieu for car parking for commercial developments. Local Planning Policy PS205 - Public Parking
Link to the Building Commission website providing information relative to the Dividing Fences Act and containing fencing requirements which apply through the State. Building Commission - Dividing Fences
The Town’s Policy relative to fencing within front setback areas of residential property to augment the Dividing Fences Act. Council Policy LV117 - Front Fences
Local Laws relating to fencing of all property – in some instances augmenting the Dividing Fences Act. Fencing Local Law 2000
State Planning Policy adopted under Town Planning Scheme No. 3 to regulate development of residential property in the Town. Residential Design Codes (R-Codes)
Council Policy guiding new residential development in the Town’s established single residential areas to protect neighbourhood amenity and streetscape character. Council Policy LV123 - Retention of Residential Character
Council Policy guiding amenity considerations to augment the R-Codes relative to applications for Development Approval and Building Permits Council Policy LV129 - Residential Amenity
Local Planning Policy associated with Council Policy LV104 providing Design Guidelines to guide development within the Lakeway subdivision Lakeway Design Guidelines
Work procedure DS-35 supporting Council Policy LV103 Former Swanbourne Primary School Site Detailed Area Plan to guide development within the former site Former Swanbourne Primary School Site Detailed Area Plan
Council Policy guiding development requirements detailed in the Claremont NEP Design Guidelines and Detailed Area Plans Council Policy LV128 - NEP Design Guidelines
Detailed Design Guidelines for development of the North East Precinct Claremont on the Park development and Detailed Area Plans for development sites which vary the NEP Structure Plan. NEP Design Guidelines and Detailed Area Plan - June 2015
Original Structure Plan for the North East Precinct adopted by Council and the Western Australian Planning Commission to guide the future subdivision and development of the precinct. NEP Structure Plan - August 2010
Summary of variations to the original North East Precinct Structure Plan adopted by Council and the Western Australian Planning Commission when approving the Detailed Area Plans and Design Guidelines for the development. NEP Structure Plan Addendum 10 October 2014
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Lodging A Planning Application

Overview Document/Link
Application Form required to be completed when seeking approval for development (including change of use) in the Town Application for Development Approval
Planning application fees adopted by Council and consistent with the Planning and Development Regulations 2009 Schedule of Planning Fees
List of requirements to ensure applications lodged for residential development are complete Residential Application Checklist
List of requirements to ensure applications lodged for commercial development are complete Commercial Application Checklist
List of requirements to ensure applications lodged for home occupation is complete Home Occupation Checklist

Development approval ensures works are legal, and prevents any unreasonable negative impacts for neighbours. Failure to comply can result in fines or other penalties.

Please note: Building Permits are administered by building services and planning approval must be obtained before lodging a Building Permit application.

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Development Assessment Panels

Under the Planning and Development Act major Development Applications received by the Town can be determined by a Metropolitan West Joint Development Assessment Panel (JDAP). JDAP assessment is based on the cost of development as follows:

Where an application is determined by a DAP the Town does not issue a separate planning approval and the DAP can approve or refuse the development in accordance with the Town’s Planning Scheme and other relevant legislation and policies.

Please click here for the DAP Minutes and Agendas where the details of the applications are located.

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Public Consultation

Public consultation is a way to voice your opinion on things that shape your community. The Town is committed to ensuring that all members in our community are heard. Changes to planning requirements (such as Scheme Amendments), major developments and strategic planning items will all be available from this page during the consultation period in accordance with Council Policy LG 525 – Advertising of Development Applications.

If you would like to make a submission please email TOC@Claremont.wa.gov.au. Please state the item name and/or address your name and address and how the proposal may affect you or your property.

Please be aware that when you make a submission, details of your submission will be included in a Council Agenda report, which will be available for public viewing (published in hard copy and on the Town's website).

There are currently no  documents advertised for public comment.

Overview Document/Link
There are currently no documents advertised for public comment.  
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Study for Increased Density on Stirling Highway

The Town of Claremont has prepared a study that would plan for an increase in residential density along Stirling Highway in line with the State Government’s objectives of balancing urban expansion with infill development.
 
Town of Claremont Mayor, Jock Barker said the ‘Planning for Increased Density along Stirling Highway’ study was undertaken in an effort to guide appropriate development within the Town.
 
“It is important that the Town of Claremont meets its obligations to the State Government in relation to urban consolidation but it is paramount that through this process the heritage characteristics of the Town are protected, Mayor Barker said.
 
“Our leafy green streets, character homes and numerous parks and open spaces are part of Claremont’s charm. Our town has a unique identity and a distinct sense of character that must be retained and protected,” he said.
 
At its meeting on 15 March, Council voted to adopt the ‘Planning for Increased Density along Stirling Highway’ study for public consultation and endorsed a stages based approach to development along Stirling Highway.
 
“In adopting a staged model, Council will take a strategic approach to the introduction of high density development along Stirling Highway,” Mayor Barker said.
 
The staged model will focus on increasing density in the central town centre and on Stirling Highway east of the town centre, while keeping the area west of the town centre on Stirling Highway in its current form for future consideration. The area at the northwestern corner of Stirling Highway and Stirling Road would be included as a ‘designated landmark’. St Louis Village site, which is subject to a master plan, would also be included to accommodate its long term redevelopment.
 
Click here to view the Stirling Highway Local Development Plan.
  
 

Heritage Places

Council encourages the retention of places on the Schedule and it welcomes the renovation of places, such as homes, to suit more modern lifestyles and purposes. It is possible, and can be exciting, to blend modern living with an existing dwelling without losing the character of the original house. The end result can be unique and elegant. Many such success stories exist within Claremont.

Your development application will be assessed under the provisions and policies of the Town Planning Scheme. The Town generally supports applications for appropriate development that does not impact negatively on the heritage values of the place and the streetscape.

Overview Document/Link
Council Policy guiding new residential development in the Town’s established single residential areas to protect neighbourhood amenity and streetscape character Council Policy LV123 - Retention of Residential Character
Policy LV124 is the Abbreviated Local PlanningCouncil Policy which is used to managing culturally significant heritage places listed on the Town’s Local Government Inventory and Town Planning Scheme No. 3 Heritage Schedule Council Policy LV 124 - Retention of Heritage Places, Heritage Areas and Heritage Precincts
Policy 2/2015 is the Detailed Local Planning Policy used in conjunction with LV124 to managing culturally significant heritage places and in some instances properties adjacent to properties listed on the Town’s Local Government Inventory and Town Planning Scheme No. 3 Heritage Schedule Local Planning Policy 2/2015 - Retention of Heritage Places, Heritage Areas and Heritage Precincts
Properties listed in the Town Planning Scheme No.3 The Heritage Schedule is a list of properties which the Council considers to have cultural heritage significance and are protected by the provisions of Council’s Town Planning Scheme No.3. List of Heritage Properties
A Heritage Maintenance Grant is available from the Town of Claremont in accordance with Council Policy.   Mike Balfe Heritage Maintenance Grants Policy LV130
Application form for a Heritage Maintenance Grant.  (please read the above policy before applying for or commencing any works). Mike Balfe Heritage Maintenance Grant Application Form
Application form for releasing funds for a Heritage Maintenance Grant, only to be completed at the end of an approved project. Mike Balfe Heritage Maintenance Grant Claim Form

What is heritage conservation and why does it matter?

The Heritage Council of WA defines heritage as follows “… that which we inherit and that which we pass on to future generations”.

Heritage is a tangible reminder of our past reflecting who we are and where we have come from. It is representative of the community we live in and gives us a sense of identity. It also helps create the character of our Town. By owning and maintaining a heritage place you are actively contributing to the Town of Claremont’s rich cultural environment.

The aim of heritage conservation is to ensure that the cultural significance of heritage places is retained for future generations. Heritage significance is embodied in the place itself and is defined in terms of the aesthetic, historic, social, scientific or spiritual value for past, present or future generations. The general principles and philosophy behind heritage conservation are outlined in The Burra Charter which forms the backbone of the management of historic places across Australia.

Heritage places - what has council done to help to conserve heritage places in Claremont?

  • Established the Claremont Museum in 1975.

  • Has been the driving force behind the retention and conservation of the Claremont Railway Station for over thirty years.

  • Commissioned the "Built Environment Survey" of heritage places in 1991. Established the Town Centre Heritage Trail. Use the Trail Guide and follow the bronze plaques in the footpath to find the Princess Theatre, Kim's Cafe, the site of Charlie Wing Hei's Laundry and much more.

  • Commissioned the "Built Environment Survey", of heritage places in 1991. The survey's objective was to identify buildings, sites, significant trees and streetscapes important to the environmental character of the Town of Claremont.

  • Adopted the Built Environment Survey as the Concil's 'Municipal Inventory' (MI) of Heritage Places in 1992.

  • In 1998 Council adopted the Built Environment Survey as a Schedule under its Town Planning Scheme. At the same time, it amended its Town Planning Scheme to give Council the right to refuse the demolition of places on the 'Municipal Inventory'.

  • Adopted a Strategic Plan in 2000 that commits the Council to "preserve our heritage for the enjoyment of the community." and "to manage growth and development that will enhance the Town's village atmosphere and respect its heritage and streetscape".

  • Adopted a Heritage Conservation Strategy in February 2000.

  • Created a new, dedicated staff position of Heritage Officer in June 2000.

  • Adopted a Heritage Management Plan in 2005.

  • In 2006 Council published a Thematic History of the Town providing a context for the Municipal Inventory.

  • The Town's Civic Design Awards are a bi-annual event that publicly recognises examples of best practice in heritage conservation and urban design. 

  • Council is currently developing design guidelines for additions and alterations to heritage listed places ensuring that future development within Claremont will conserve and protect places of cultural heritage significance.

  • Design guidelines for new developments in heritage dominant streetscapes are also currently being developed.

  • The Town has nearly completed a series of walking trails showcasing the Towns fascinating history. Watch this space for more information coming soon.

Minimum Requirements for Recording Heritage Places

Once a place is removed from the Town's Schedule it is more vulnerable to demolition. This means that prior to Council considering an owners request to remove a property from the Schedule the owner will need to provide an archival record of the place.The purpose of an archival record is to record information on our older building stock as a means of informing researchers and future generations of what once was.

All archival records will be marked confidential and held with the Heritage Officer's copy of heritage documentation until a development applcation for substantial alteration or demolition of the place has been approved. After this time the archival record will become part of the public record of the place and a copy will be lodged with Claremont Museum.

The minimum requirements are set out in the attached table as well as a mock archival record. Examples of previous archival records can also be viewed at Claremont Museum. The archival record nees to be in a bound format for archival purposes. If you have any further queries please contact Council's Heritage Officer on 9285 4300.

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Civic Design Awards 2016


The Town of Claremont has recently held the Civic Design Awards 2016. The Awards seek to publicly recognise examples of best practice in heritage conservation and design that enhance our built environment and maintain the special qualities of the Town.  For an overview of the 2016 Winners of the Awards please click here


 

Heritage Lists

The Federal Government heritage organisation is called the Australian Heritage Council and they maintain a National List of places that are considered of significance to the whole of Australia.

The National Trust, a community heritage organisation, also has a heritage list. Places identified as having heritage significance are ‘classified’ and entered in the National Trust List of Classified Heritage Places however, there is no additional statutory protection afforded to places classified by the National Trust. Some places included on the Town’s Schedule have been classified by the National Trust and all development applications for classified places are referred to the National Trust for comment.

The State Heritage Office of Western Australia maintains a register of places which are of cultural heritage significance to Western Australia. This list is known as the State Register of Heritage Places. Registered places are protected under provisions of the Heritage of Western Australia Act 1990. Some places in Claremont have been identified as significant to Western Australia and included on the Register. These include the Claremont Railway Station, Claremont Post Office, Claremont Teachers College and Christ Church.

Under the Heritage of Western Australia Act 1990 local governments are required to identify places of local heritage significance in local government inventories, most commonly referred to as a Local Government Inventory (LGI) or a Municipal Inventory (MI).

The listing in the LGI does not accord the place with statutory protection. Clause 78 of Town Planning Scheme 3 (TPS3) requires the Town to maintain a list of buildings, objects and places known as the 'Heritage Schedule'. Clause 79 of TPS3 provides the protection status for properties contained in the Heritage Schedule.

The Town's Local Government Inventory (updated 5 August 2014 - Council Resolution 116/14) can be viewed here.

The Town Planning Scheme 3 Heritage Schedule (updated 7 July 2015 - Council Resolution 117/15) can be viewed here.

All enquiries relating to the LGI or Heritage Schedule may be directed to the Town's Heritage Officers.

Developing State Registered Properties

Some places listed on the Schedule are also included on the Heritage Council of Western Australia’s State Register of Heritage Places and protected under the Heritage of Western Australia Act 1990. All development applications for registered places must be referred to the Heritage Council for comment. The Town of Claremont must take into account the Heritage Council’s comment’s when assessing applications for such places.

Demolition Controls

Demolition of any building or place within the Town of Claremont requires planning approval. Generally Council will not approve demolition of all or part of a building included on the Schedule unless it can be demonstrated to be of little cultural significance.

Additions and Alterations

Special care must be taken to design additions that compliment the listed building in scale, form, massing and window arrangement. As well, new work should be done in such a way that makes it easily distinguishable from, and complementary to, the existing.

Some things to consider when making additions and alterations to a heritage property are:

Is the property suitable for your needs? Large enough? You may not be able to undertake the scale of alterations and/or additions you may need for the future Have you looked at the history of the property? It will assist you in understanding why your place was listed.

Make a list of your properties heritage attributes. To establish how your property can be changed will require a full and frank understanding of the heritage significance of your property.

Contact Council before drawing up plans. You are encouraged to discuss the possibilities for retention and development of your property with Council’s Heritage Officer prior to applying for planning approval.

Consider the traditional details of the building. The use of traditional materials and profiles is not only preferable but generally looks best.

Avoid over-restoration. The sense of age and attractive quality of your building might be removed.

Avoid mock heritage restoration. If you build in a simple, modern, sympathetic style there will be no confusion as to what is original and what isn’t and it will add to the historical sequence of your building.

Think Creatively

To assist people that are considering developing their listed properties, Council provides a free heritage advisory service. Contact the Heritage Officer on (08) 9285 4300 to access this service.

Please refer to our heritage overview section to refer to our heritage policies.

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Assistance

Grants

The Heritage Council of Western Australia administers the state government Heritage Grants Program. Funding for conservation works to state registered places are available through this program.

Places that are owned by not-for-profit community organisations and local governments are eligible for funding through the Lotterywest Cultural Heritage Grants Program. These provide funding for conservation or interpretation of heritage listed places.

A Heritage Maintenance Grant is also available from the Town of Claremont in accordance with Council Policy LV130.  
Click here to view the Mike Balfe Heritage Maintenance Grants policy.

After reading the Mike Balfe Heritage Maintenance Grants policy, if you wish to apply for a grant click here for an application form.

Other Websites of Interest

Australian Heritage Council (www.ahc.gov.au)

State Heritage Office (www.stateheritage.wa.gov.au)

National Trust of Western Australia nationaltrust.org.au/wa

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Building

Overview Document/Link
Application for new / modified crossover             
 
Crossover Standards, Specifications and Application Form
Certified Building Permit application form ba1 Application for Building Permit - Certified
Uncertified Building Permit application form ba2 Application for Building Permit - Uncertified
Notice of Completion form for all Building or Demolition Permits ba7 Notice of Completion
Notice of Cessation form for all Building or Demolition Permits ba08 Notice of Cessation
Occupancy Permit application form for Classes 2-9 buildings ba9 Application for Occupancy Permit
Occupancy Permit strata application form for Classes 2-9 strata development ba11 Application for Occupancy Permit Strata
Building Approval Certificate application form for building commenced without approval ba13 Application for Building Approval Certificate
Building Approval Certificate strata application form for strata development commenced without approval ba15 Application for Building Approval Certificate - Strata
Notice and Request for Consent to Encroach or Adversely Affect form – to be signed by neighbour or magistrate on application for Building Permit ba20 Notice and Request for Consent to Encroach or Adversely Affect
Work Affecting Other Land Other Notifiable Event form – to be signed by neighbour or magistrate and available at the request of the Town ba20a Work Affecting Other Land Other Notifiable Event
Extend a Building or Demolition Permit application form ba22 Application to Extend a Building or Demolition Permit
Demolition Permit application form ba5 Application for Demolition Permit
Certification form to be completed by Building Surveyor attesting to compliance with the deemed –to-comply requirements of the R-Codes and planning requirements Single house Verification Certificate – Development Approval not Required
Application to verify compliance with “written laws” relative to Planning requirements inclusive of compliance with the deemed-to-comply provisions of the Residential Design Codes, Town Planning Scheme No. 3 and Council’s Policies Planning Certification Form
Sign Licence application form in accordance with the Town of Claremont Local Laws where limited discretion applies and Development Approval may be required Application for Sign Licence
Archival information Search Request form – to obtain details relative to former Building Licences and Permits, Sign Licences or any other approval issued by the Town Search Request Form
On completion of your works a request for refund of Damage Bond is required Damage bond refund application form
All pools, spas and safety barriers in the Town of Claremont are required to have building approval prior to installation. Pool inspections are carried out every 4 years by the Town to ensure compliance. For information about the safety requirements please view the Rules for Pools and Spas booklet developed by the Department of Commerce. Rules for Pools and Spas
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Drainage, Verge and Crossovers

The Town requires that all new developments seek infrastructure clearance.  This clearance must be sought prior to or at the time of lodging a building permit application. The Town can then advise the applicant of any conflicting issues at the development stage.

If clearance is not sought and conflicts are later identified, the Town reserves the right to request modifications for which the property owner will bear the full cost.

The infrastructure clearance will also assess and clear any engineering conditions of the development approval which may include; new crossovers, stormwater drainage, modifications to verge assets, finished floor levels, vehicle parking and manoeuvrability, easements and landscape plans.

  • CROSSOVERS AND VEHICLE ACCESS - Council approval is required prior to the construction of a new crossover, or the modification of an existing crossover.  They must be constructed to the Town’s standards and specifications.  Where a new premises is constructed the Town will contribute 50% towards the cost of the new crossover up to $500.  This subsidy will also apply when upgrading an existing bitumen crossover to current standards and specifications.  To download the Town’s current standard drawing, specifications and an Application Form please click here
  • Click here to request permission to work on or utilise the verge, footpath, or road please
  • To request street tree removal or pruning click here.  For detailed information on Trees please click here
  • For information on new verge treatments or making changes to existing verge treatments please click here
  • For the Towns storm water drainage requirements please click here
  • Prior to conducting works please lodge a Dial Before You Dig request by clicking here
 

Lodging a Building Application

Guide to certified building permit applications Guide to building permit applications - Certified
Guide to uncertified building permit applications Guide to building permit applications - uncertified
Guide to demolition permit applications Guide to demolition applications
Fees adopted by Council Fees 2017/18
Single House Verification Certificate Certificate

Other useful references:

Asbestos Awareness information.

www.asbestosawareness.com.au

Sediment control is an important part of landscaping, building or renovating a home. For information on sediment control please see the guidelines issued by WESROC.

Sediment Control Brochure
Sand Drift Prevention and Sediment Control Guidelines for Building Sites

The Building Act 2011 introduces a new building approval process for Western Australia.

The Building Act 2011 and Building Regulations 2012 replaces the Building regulations 1989 much of the Local Government (Miscellaneous Provisions) Act 1960. Department of Commerce.

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