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l i s t e
t u r a
in-Na rat e g y
e u w l S t
Le b-regio na
Su 2 019
May
Amendment 1:
The Leeuwin-Naturaliste Sub-regional Strategy was amended by
resolution of the Western Australian Planning Commission
on 22 January 2020.
The Department of Planning, Lands and Heritage acknowledges the traditional owners
and custodians of this land. We pay our respect to Elders past and present, their
descendants who are with us today, and those who will follow in their footsteps.
Disclaimer
This document has been produced by the Department of Planning, Lands and Heritage on
behalf of the Western Australian Planning Commission. Any representation, statement, opinion
or advice expressed or implied in this publication is made in good faith and on the basis that
the Government, its employees and agents are not liable for any damage or loss whatsoever
which may occur as a result of action taken or not taken, as the case may be, in respect
of any representation, statement, opinion or advice referred to herein. Professional advice
should be obtained before applying the information contained in this document to
particular circumstances.
© State of Western Australia
Published by the
Western Australian Planning Commission
Gordon Stephenson House
140 William Street
Perth WA 6000
Locked Bag 2506
Perth WA 6001
Published May 2019
Amended March 2020
website: www.dplh.wa.gov.au
email: info@dplh.wa.gov.au
tel: 08 6551 8002
fax: 08 6551 9001
National Relay Service: 13 36 77
The Department of Planning, Lands and Heritage owns
all photography in this document unless otherwise
stated.
This document is available in alternative formats
on application to the Department of Planning,
Lands and Heritage Communications Branch.
ii Leeuwin-Naturaliste Sub-regional Strategy
Chairman’s foreword
The Leeuwin-Naturaliste sub-region in Western Australia’s south west
is renowned as much for its unique natural environments and stunning
landscapes, as it is for its world class wineries and notable settlement
and tourism amenity.
It is important to maintain the overall attractors of this part of the South
West to ensure the long term viability of the local communities in a way
that will benefit and protect the environmental elements of the region as
well as the amenity needs of future generations of Western Australians
and visitors to the region.
Since publication of the Western Australian Planning Commission’s State Planning Policy
6.1 Leeuwin-Naturaliste Ridge (SPP6.1) in 1998, the sub-region has experienced substantial
growth that has led to new challenges emerging. Current planning issues include managing
urban growth and tourism, responding to coastal and bushfire hazards, and protecting
biodiversity, agricultural uses and landscape values.
The Leeuwin-Naturaliste Sub-regional Strategy presents directions and actions to help meet
these challenges and balance economic, social and environmental considerations over the
next 20 years.
The Strategy provides guidance to the City of Busselton and the Shire of Augusta-Margaret
River on strategic issues and will support the preparation of new local planning strategies and
local planning schemes. Its strategic rationale will also be used in the review of SPP6.1.
The Strategy provides a greater level of detail for actions outlined in the South West Regional
Planning and Infrastructure Framework and should therefore be read in conjunction with that
document.
I commend the collaborative approach taken in the preparation of the Strategy and I extend
my appreciation to the City of Busselton and Shire of Augusta-Margaret River, the South West
Development Commission, and all other stakeholders who participated or made submissions
during the course of its preparation.
David Caddy
Chairman
Western Australian Planning Commission
Leeuwin-Naturaliste Sub-regional Strategy iii
Contents
EXECUTIVE SUMMARY vii PART A: STRATEGY 11
INTRODUCTION 1 3 Vision 12
1 Scope 2 4 WAPC strategic directions 12
1.1 Strategy area 2 5 WAPC actions 15
1.2 Purpose 2
6 Settlement hierarchy 15
1.3 Key planning issues 3
1.4 Methodology 4 7 Investigation areas 17
1.5 Principles 5 8 Townsite strategies 18
2 Governance and context 6 8.1 Dunsborough
2.1 Planning 6 townsite strategy 18
2.1.1 State planning 8.2 Vasse townsite strategy 19
policies 6 9 Strategy plan 20
2.1.2 Regional planning
10 Timeframe, monitoring
and infrastructure
and review 22
frameworks 7
2.1.3 Local planning
strategies and PART B: PROFILE 23
schemes 8 11 Settlement 24
2.2 Regional development 11.1 Population 24
and context 8 11.1.1 City of Busselton 25
2.2.1 South West Regional 11.1.2 Shire of Augusta-
Investment Blueprint 9 Margaret River 26
11.2 Settlement and growth 26
11.2.1 Settlement pattern 26
11.2.2 Busselton 26
11.2.3 Margaret River 27
11.2.4 Dunsborough 28
11.2.5 Augusta 28
11.2.6 Cowaramup 29
11.2.7 Vasse 29
11.2.8 Villages 29
11.2.9 Tourist nodes 31
11.2.10 Carbunup
and Metricup 32
11.2.11 Holiday homes 33
11.2.12 Rural residential 33
11.2.13 Housing diversity
and affordability 34
11.3 Aboriginal heritage
and native title 34
11.4 Historic heritage and culture 35
iv Leeuwin-Naturaliste Sub-regional Strategy
12 Environment 36 15 Utilities and services 53
12.1 Climate 37 15.1 Water supply 53
12.2 Biodiversity 37 15.2 Waste water 54
12.2.1 Remnant vegetation 38 15.3 Electricity 54
12.2.2 Native fauna 38 15.4 Gas 54
12.2.3 Landscape 39 15.5 Telecommunications 54
12.3 Water resources 39 15.6 Waste management 55
12.3.1 Improving water 15.7 Public health and
quality 40 adaptive technologies 55
12.3.2 Wetlands 40 15.8 Health and
12.3.3 Dams 41 education services 55
12.4 Coastal planning 41 Profile maps 58
12.5 Flood 42
References 67
12.6 Bushfire 42
12.7 Marine environment 43 Appendix 1
– Local government planning 69
13 Economy 44
13.1 Employment 44
13.2 Tourism 45
13.3 Mining and gas extraction 46
13.4 Basic raw materials 47
13.5 Agriculture 48
13.6 Forestry 49
13.7 Industrial land supply 49
14 Transport 50
14.1 Roads 50
14.1.1 Caves Road 50
14.1.2 Busselton
Outer Bypass 50
14.1.3 Vasse
Dunsborough Link 51
14.1.4 Margaret River
Perimeter Road 51
14.1.5 Bussell highway
duplication
- Capel to Sabina 51
14.1.6 Bicycle and
walking routes 52
14.2 Rail 52
14.3 Busselton-Margaret River
Airport 52
Leeuwin-Naturaliste Sub-regional Strategy v
PLANS, FIGURE, Map 1 Context 10
TABLES and MAPS Map 2 Settlement and transport 58
Map 3 Native Title settlement
Plan 1 Strategy Plan
proposal 59
- Leeuwin-Naturaliste 21
Map 4 Historic and
Plan 2 Strategy Plan
Aboriginal heritage 60
- Geographe Bay (detail) 22
Map 5 Natural Environment 61
Figure 1 Western Australian State Map 6 Agriculture 62
Planning Framework 6 Map 7 Coastal Planning 63
Map 8 Bushfire prone areas 64
Table 1 Settlement hierarchy 16 Map 9 State Planning Policy 6.1 65
Table 2 Investigation areas 17 Map 10 Basic raw materials 66
Table 3 Investigation areas
- key considerations 17
vi Leeuwin-Naturaliste Sub-regional Strategy
Executive summary
The Leeuwin-Naturaliste sub-region is well known locally and internationally for its unique
lifestyle, landscape values, environmental assets and overall amenity.
These attributes, together with the sub-region’s proximity to Bunbury and Perth, make it
a key tourist destination and attractive place in which to live or invest. The sub-region’s
attractiveness has resulted in significant change over the past two decades. Demand for
change in the area will continue and it is vital change is managed appropriately to maintain
and enhance the values that make it special.
The Leeuwin-Naturaliste Sub-regional Strategy is an overarching strategic land use planning
document outlining the Western Australian Planning Commission’s (WAPC) approach to future
planning and development within the City of Busselton and the Shire of Augusta-Margaret
River over the next 20 years.
The Strategy provides guidance to help the respective local governments implement State
strategic priorities, and inform local planning strategies and schemes so that robust planning
decisions are made.
It also provides background for the proposed review of State Planning Policy 6.1 Leeuwin-
Naturaliste Ridge, which covers the area west of Bussell Highway plus the full extent of the
townsites located on Bussell Highway.
In particular, the Strategy plans for population and visitor growth to be accommodated
through a combination of urban infill, already-planned greenfield development and potential
new expansion areas. A number of sites throughout the sub-region are identified as Planning
Investigation Areas, which will require further detailed investigation by the WAPC to determine
their suitability for a potential change of use.
Leeuwin-Naturaliste Sub-regional Strategy vii
Balancing the challenges of climate change, namely bushfire risk and changing coastal
processes; conservation values, in particular retaining ecological corridors and linkages, and;
the demands of a growing population and economy is a key challenge that the Strategy
addresses.
Long term plans considered by this Strategy need to acknowledge and be sufficiently flexible
to accommodate fundamental elements that will change over time. These include technology,
communities, visitor and investor views and expectations, the climate and sea level, the
economy, and the demand for and availability of natural resources.
With appropriate planning and implementation, and the consideration of cumulative impacts,
the Leeuwin-Naturaliste sub-region will continue to be a unique and bio-diverse environment
enjoyed by thriving and resilient local communities and appreciative visitors.
viii Leeuwin-Naturaliste Sub-regional Strategy
Introduction
The Leeuwin-Naturaliste Sub-regional Strategy Strategic planning is the cornerstone of the
(the Strategy) has been prepared for the Leeuwin- planning system. The Strategy is a part of the
Naturaliste sub-region, which comprises the land Western Australian Planning Commission’s
and coastal waters within the City of Busselton (WAPC) intention to ensure a strategic planning
and the Shire of Augusta-Margaret River. system that is legible, transparent, efficient and
delivers smart growth. The Strategy takes a
The sub-region is renowned for its unique lifestyle, long-term view to planning for the sub-region.
landscape, environmental values and amenity.
These attributes are linked with a stable and It provides guidance to assist local governments
diverse economic base and proximity to Bunbury implement State strategic priorities, and to inform
and Perth, making the sub-region a key tourist local planning strategies and schemes so that
destination and attractive place to live. The sub- robust planning decisions are made.
region is now experiencing pressure to change
due to a number of factors. This Strategy comprises two parts:
The purpose of the Strategy is to manage this
Part A: Strategy
change by guiding growth and development
to achieve positive social, economic and Articulates the strategic directions and actions to
environmental outcomes. achieve the vision for the sub-region.
Part B: Profile
Contains an overview of the study area’s
economy, environment and infrastructure to
provide a general context for Part A.
The sub-region has experienced strong and ongoing urban growth over the
past 20 years, and population forecasts indicate a continuation of that trend.
Planning Issues
The sub-region has valued natural landscapes that include recognised
biodiversity values. Bushfire hazard is a risk that is of particular relevance to
the sub-region. Changing coastal processes are expected to require active
management and adaptation planning of coastal hazard risk into the future.
$
The sub-region has a strong and diverse economy. Agriculture and tourism
$ $ are critical to the sub-region’s ongoing economic performance. The natural
and rural landscapes of the sub-region underpin its economy.
An efficient regional road network is critical to the economic and social
viability of the sub-region. The Busselton-Margaret River Airport is
regionally significant.
Leeuwin-Naturaliste Sub-regional Strategy 1
1. Scope
1.1 Strategy area The primary purpose of this Strategy is to manage
and plan for growth in the sub-region and to
inform a review of State Planning Policy 6.1 -
The Leeuwin-Naturaliste Sub-regional Strategy
Leeuwin-Naturaliste Ridge. Other purposes are:
area is the extent of the City of Busselton and
Shire of Augusta-Margaret River areas. • integrate local and regional land use
planning to provide for population and
economic growth
1.2 Purpose • respond to environmental and coastal
landform change and
• guide planning for the development of
The Western Australian Planning Commission
urban, industrial and rural land uses
(WAPC) has identified a range of issues that are
and associated infrastructure.
widely experienced within the City of Busselton
and Shire of Augusta-Margaret River. These The Strategy provides a greater level of detail for
include urban growth pressure, coastal erosion actions previously outlined in the WAPC’s State
and inundation, protection of biodiversity, tourism, Planning Strategy and the South West Regional
agriculture and landscape values, and bushfire Planning and Infrastructure Framework. By doing
planning. so, it provides a clear line of sight between the
WAPC’s high order planning strategies and the
The WAPC will assist the City of Busselton and
more detailed local planning strategies of the City
Shire of Augusta-Margaret River to implement
of Busselton and Shire of Augusta-Margaret River.
State strategic issues in a sub-regional context
by guiding decision-making, and informing local The Strategy forms a part of the WAPC’s State
planning documents, including local planning Planning Framework (Figure 1).
strategies and local planning schemes.
2 Leeuwin-Naturaliste Sub-regional Strategy1.3 Key planning issues • Potential loss of valued natural and
rural landscapes, and remnant
vegetation, including when viewed from
Key planning issues evident in the sub-region are: prominent coastal landforms and inland
tourist routes.
Settlement
• Increasing competition and demand for
• The need to review the settlement coastal access for recreation, industry
hierarchy prescribed in State Planning and tourist use.
Policy 6.1 Leeuwin-Naturaliste Ridge
• The need to address impacts on the
(SPP6.1) with particular focus on the
coastal and marine environment from
growth and development of hamlets
coastal processes and climate change
and enclaves since 1998 with view to
including rising sea levels.
their future over the next 20 years and
beyond. • The adverse impacts of increased
human activity along the coast on the
• Population forecasting indicates
marine environment.
the trend towards an increasing
population, and accordant demand for
Economy
employment, infrastructure, services
and housing. • The increasing demand of tourist and
visitor numbers on the provision of
• The high cost of developing and
infrastructure and services.
maintaining infrastructure to support
rural living subdivision. • The need to protect the sub-region’s
strong tradition of producing a diverse
• The adverse impacts of rural
range of high quality agricultural and
living subdivision on agricultural,
food products.
environmental and landscape values.
• The need to provide for housing Transport
diversity, including affordable housing. • An efficient regional road network is
• The influence of ‘holiday homes’ critical to the economic and social
on local community cohesion and viability of the sub-region.
development. • The expansion of the regionally
• The need to retain each settlement’s significant Busselton-Margaret
distinct sense of place, community and River Airport will provide significant
lifestyle. opportunities for the sub-region.
Environment
• Balancing growth with the protection of
areas with high biodiversity significance
and other recognised natural assets.
• The heightened risk of bushfire
hazard due to climate change and
the outcomes of the publication of
State Planning Policy 3.7 Planning in
Bushfire Prone Areas (SPP3.7) and its
guidelines.
Leeuwin-Naturaliste Sub-regional Strategy 31.4 Methodology Submissions related to various topics and specific
sites across a range of locations about issues
including:
The Strategy was prepared by the Department
• development implications of proposed
of Planning, Lands and Heritage on behalf of the
differences to the draft Strategy’s
WAPC. A steering group was established to guide
settlement hierarchy and the settlement
the preparation of the Strategy and included
hierarchy set out in SPP6.1;
representation from:
• restricting further rural living lots
• Western Australian Planning
beyond those already identified in local
Commission (WAPC)
planning strategies and schemes;
• Department of Planning, Lands
• tourism development and urban
and Heritage
settlement opportunities relating to the
• South West Development Commission sub-region’s unique attractions such as
• City of Busselton rural landscapes, wilderness areas and
agri-business;
• Shire of Augusta-Margaret River
• the loss of biodiversity and broad
• An independent planning professional
environmental impacts due to urban
The Steering Group met on seven occasions expansion and damaging recreational
in Busselton and Margaret River, and was also activities;
informed by relevant experts from: • approaches to improving housing
• Department of Planning, Lands and affordability; and
Heritage • Aboriginal heritage, native title and
• Department of Transport – Marine historic heritage.
• Main Roads WA Infrastructure projects identified within the
• Tourism WA Strategy are based on indicative information from
State government agencies and are subject to
• The Office of the Environmental
change. Unless otherwise stated, they should not
Protection Authority
be taken as a funded Government commitment,
• South West Development Commission and are subject to Treasury budget processes.
• City of Busselton
• Shire of Augusta-Margaret River
The draft Strategy was advertised from
September to December 2017. In response, 63
submissions were received concerning a range of
matters identified in that draft.
4 Leeuwin-Naturaliste Sub-regional Strategy1.5 Principles • balance the development pressures
of the sub-region in a manner that
will retain and enhance landscape
Guiding principles for the Strategy are: character, remnant vegetation and
• promote growth in accordance with manage coastal access and the
sustainable development principles; increasing pressure on key coastal
sites;
• acknowledge the cumulative impacts
of development within rural and • promote existing and new industries
landscape areas on the environment, and the efficient use of land and
agricultural productivity, tourism infrastructure;
attractions and other employment • facilitate improved transport and
generators, and ensure planning infrastructure for the sub-region; and
decision makers take this into account
• manage the opportunities that will
when considering future development;
retain and enhance the sub-region’s
• focus development in the larger unique landscape, environment
settlements in a manner that will and important agricultural and food
support existing facilities, services and production areas.
infrastructure and minimise low-density
urban sprawl and environmental
impacts of new development;
Leeuwin-Naturaliste Sub-regional Strategy 52. Governance The Leeuwin Naturaliste Sub-regional Strategy
provides strategic direction based on the
and context fundamentals prescribed in relevant State
planning policies.
The following State planning policies have
2.1 Planning particular relevance to the sub-region:
The context for this Strategy within the State State Planning Policy 1 State Planning
Planning Framework is shown in Figure 1. The Framework (SPP1) intends for sub-regional
Strategy is intended to be more detailed than strategies to guide change and to establish a
the regional strategies, such as the South West basis for cooperative action to be taken by State
Regional Planning and Infrastructure Framework, and local governments on land use change.
and provides guidance on matters that form part
State Planning Policy 2 Environment and
of a local planning strategy.
Natural Resources (SPP2) seeks to integrate
environment and natural resource management
2.1.1 State planning policies with land use planning, protect, conserve and
enhance the natural environment and promote
State planning policies provide the highest level of and assist in the wise and sustainable use and
planning policy control and guidance in Western management of natural resources.
Australia. They are prepared by the Western
Australian Planning Commission (WAPC) under State Planning Policy 2.5 Rural Planning
Part 3 of the Planning and Development Act (SPP2.5) provides the basis for planning and
2005, and are applied at all levels of planning decision-making for rural and rural living land in
decision-making including strategic planning, local Western Australia, and for basic raw materials
planning strategies and schemes, structure plans, outside of the Perth and Peel regions.
subdivision, and development.
LEVEL STRATEGIC STRUCTURE STATUTORY POLICY
PLANS
State State
STATE Planning Planning Policy
Strategy Strategic and
Operational
Policies
Regional
REGIONAL Framework/ Region
Strategy Mechanisms
Sub-regional
and District Including
- Region Scheme
Structure Plans
- Planning Control Area
Sub-regional - Improvement Plan
SUB-REGIONAL Strategy
Local Local Local Planning Local
LOCAL Planning Structure Plan(s) Scheme Planning Policy
Strategy
Figure 1: Western Australian Planning Framework
6 Leeuwin-Naturaliste Sub-regional StrategyState Planning Policy 2.6 State Coastal Policy State Planning Policy 6.1 Leeuwin-Naturaliste
(SPP2.6) provides guidance for land use and Ridge (SPP6.1) sets out the principles and
development decision-making within the coastal considerations for land use and development
zone, including requiring that coastal hazard risk decision-making on the Leeuwin-Naturaliste
management and adaptation is appropriately Ridge. The policy was published in 1998 and
planned for. amended in 2003 to include statements regarding
development at Smiths Beach. SPP6.1 has
State Planning Policy 2.7 Public Drinking provided a strategic and statutory planning
Water Source (SPP2.7) seeks to protect and framework for Cape Naturaliste to Cape Leeuwin
manage public drinking water sources from and the land west of Bussell Highway, including
incompatible land uses and pollution in order to the settlements on Bussell Highway.
maintain the quality of the drinking water.
State Planning Policy 2.9 Water Resources 2.1.2 Regional planning and
(SPP2.9) seeks to protect, conserve and enhance infrastructure frameworks
water resources, ensure that suitable water
resources are maintained to meet requirements Planning and infrastructure frameworks have been
for human and all other biological life; and achieve prepared for each of Western Australia’s non-
sustainable use and management of water Perth and Peel planning regions.
resources.
The frameworks provide guidance to government
State Planning Policy 3 Urban Growth and agencies and local governments on land use,
Settlement (SPP3) sets out the principles and land supply, land development, environmental
considerations which apply to planning for urban protection, infrastructure and for the delivery
growth and settlements in of physical and social infrastructure for each
Western Australia. region. They also provide the framework for the
preparation of sub-regional and local planning
State Planning Policy 3.5 Historic Heritage strategies and inform decisions made by the
Conservation (SPP3.5) sets out the principles WAPC.
of sound and responsible planning for the
conservation and protection of Western Australia’s The South West Regional Planning and
historic heritage. Infrastructure Framework (2015) provides the
regional strategic context to planning for the
State Planning Policy 3.7 Planning in Bushfire Strategy area. The Framework outlines the
Prone Areas (SPP3.7) seeks to guide the WAPC’s position on planning for population
implementation of effective risk-based land use growth, transport, agriculture, community
planning and development to preserve life and infrastructure, climate change and major
reduce the impact of bushfire on property and infrastructure requirements for the South West
infrastructure. region for a 20 year timeframe.
The Leeuwin-Naturaliste sub-region is one of
three sub-regions in the South West, along with
the Bunbury-Wellington and Warren-Blackwood
sub-regions. The Framework provides significant
direction for this Strategy.
Leeuwin-Naturaliste Sub-regional Strategy 72.1.3 Local planning strategies 2.2 Regional
and schemes
development
The City of Busselton and the Shire of Augusta-
Margaret River each have a local planning
and context
scheme that governs land use and development
The Leeuwin-Naturaliste sub-region is one of the
in their respective local government areas.
three planning sub-regions in the South West
The Shire of Augusta-Margaret River Local Region. The sub-region has a diverse economy
Planning Strategy was endorsed by the WAPC that contributes significantly to the South West
in 2011, and sets out the long term planning Region’s strong economic growth.
direction for the Shire. The Shire is currently in
The vision for the South West Region, as set
the early stages of updating the Local Planning
out in the South West Regional Planning and
Strategy.
Infrastructure Framework (2015) is for a region:
The City of Busselton published a draft Local ‘that generates high standards of social
Planning Strategy for public consultation in amenity, diverse economic activities and
March 2016 and subsequently sought WAPC high quality food, supported by effective
endorsement. Further consideration of the Local and efficient infrastructure and at the same
Planning Strategy, by the WAPC, is delayed time preserving and enhancing the natural
pending the finalisation of this sub-regional environment.’ (p.6).
strategy.
The sub-region has very strong economic and
An overview of current local planning strategies social connections with the Perth metropolitan,
and schemes is provided in Appendix 1. Peel and Greater Bunbury regions (Map 1). The
opening of the Forrest Highway in 2009 reduced
This Strategy is intended to provide direction the time and demands of travel between Perth
and support to local governments to deal with and the sub-region, creating both opportunities
issues of State and regional significance. The and challenges to the Leeuwin-Naturaliste
local schemes and strategies may need review communities. Federal and State Government
to ensure consistency funding for the Bunbury
with the direction of this Outer Ring Road was
Strategy. announced in May 2018
and its construction will
further reduce travel time
between the sub-region
and Perth, possibly
amplifying the need to
address the key planning
issues outlined in this
Strategy.
8 Leeuwin-Naturaliste Sub-regional Strategy2.2.1 South West Regional
Blueprint
The South West Regional Blueprint (2015)
outlines a guide for future development of the
South West Region to 2050. The Blueprint
takes an aspirational view on how the South
West Region can grow, create new jobs, build
prosperity and provide the kind of lifestyle that is
important to living in the region. The Blueprint was
jointly produced by the South West Development
Commission and Regional Development Australia
South West.
Leeuwin-Naturaliste Sub-regional Strategy 9Leeuwin-Naturaliste Sub-regional Strategy
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Context
Map 1: Context Map 1
10 Leeuwin-Naturaliste Sub-regional StrategyPart A: Strategy
3. Vision 4. WAPC strategic
directions
The vision for the Leeuwin-Naturaliste
sub-region is:
To support implementation of the State Planning
Framework, including the State planning policies
The Leeuwin-Naturaliste
outlined in section 2, the Western Australian
sub-region to continue to Planning Commission (WAPC) will undertake the
develop and be managed in strategic directions listed below, in its decision-
a manner consistent with the making for the sub-region.
character, amenity and value of Where possible, the strategic directions are
the natural and built environments, spatially represented on the strategy plan. Bolded
and the efficient use and equitable text denotes where a strategic direction is directly
referenced on the strategy plan.
distribution of resources.
Settlement
1. Adopt the settlement hierarchy as
defined in Section 6.
2. Promote the growth of Busselton
townsite through consolidation of
existing urban areas and urban
expansion in the land bounded by
Bussell Highway/Busselton Bypass,
Queen Elizabeth Avenue and the
proposed Busselton Outer Bypass.
3. Designate the Abbey Planning
Investigation Area over land to the
south west of the intersection of Caves
Road and Bussell Highway for detailed
investigation by the WAPC on the
suitability of this land for potential uses
including tourism, aged care, mixed
use and/or medium density residential.
The Abbey Planning Investigation
Area comprises of the following land
parcels: Lot 12 on Diagram 43998, Lot
4 on Diagram 46285, Lot 402 on Plan
252489, Lot 14 on Diagram 96590 and
Lot 15 on Diagram 96590.
12 Leeuwin-Naturaliste Sub-regional Strategy4. The possible growth of Dunsborough 10. Designate the Margaret River
requires detailed analysis of its Planning Investigation Area over
economy, society and environment land to the south of Margaret River for
to inform consideration of any future detailed investigation by the WAPC on
strategic directions, and that this the suitability of this land for a potential
analysis is to take the form of a change of use.
Dunsborough Townsite Strategy.
11. Adopt a presumption against the
5. Designate the Dunsborough Planning creation of new urban and rural living
Investigation Area over land to the areas beyond those identified in
south-east of Dunsborough for detailed existing local planning strategies or
investigation by the WAPC on the local planning schemes.
suitability of this land for a potential
12. Support the character and identity
change of use.
of Busselton and Dunsborough
6. The possible growth of Vasse requires by protecting the natural and rural
detailed analysis of its economy, landscapes between them.
society and environment to inform
consideration of any future strategic Environment
directions, and that this analysis is 13. Adopt a presumption against planning
to take the form of a Vasse Townsite proposals within areas identified to be
Strategy. affected by coastal hazards.
7. Designate the Vasse North Planning 14. Adopt a presumption against planning
Investigation Area over land to the proposals that may impact on
north of Vasse for detailed investigation matters of national or international
by the WAPC on the suitability of this environmental significance that require
land for a potential change of use. The referral under the Environmental
Vasse North Planning Investigation Protection and Biodiversity Act.
Area comprises of the following land
15. Balance bushfire risk, biodiversity
parcels: Lot S19 and Lot S20 on Plan
conservation and economic growth.
230941, Lot 9001 on Plan 69783 and
Lot 9010 on Plan 409834. 16. Protect landscapes that are of
high value and are viewed from the
8. Designate the Vasse South Planning
coastline, coastal bays, tourist routes
Investigation Area over land to the
and tourism activity sites.
south of Vasse for detailed investigation
by the WAPC on the suitability of this 17. Support identification in planning
land for a potential change of use. instruments of regional ecological
corridors for biodiversity and wildlife, to
9. Promote the growth of the Margaret
connect environmental assets.
River townsite through consolidation
of existing urban areas and urban 18. Identify and retain habitat and enhance
expansion consistent with the East ecological linkages within Busselton
Margaret River District Structure Plan and Dunsborough urban areas to
(2017), generally in the area bounded support critically endangered species,
by the Margaret River, Bussell Highway including the Western Ringtail Possum.
and the Margaret River Perimeter
Road.
Leeuwin-Naturaliste Sub-regional Strategy 13Economy 23. Support the intent and alignment of the
Busselton Outer Bypass, as shown
19. Designate the Bunker Bay Tourism
on the Strategy Plan.
Investigation Area over land abutting
the eastern and southern boundaries of 24. Support the intent and alignment of the
the existing Pullman Bunker Bay Resort Vasse-Dunsborough Link, as shown
for potential tourism use, subject to on the Strategy Plan.
detailed investigation to be led by the
25. Support the intent and alignment of the
proponent/s on the suitability of the
Biddle Road extension and upgrade,
land for such a use. The Bunker Bay
as shown on the Strategy Plan.
Tourism Investigation Area comprises
of the following land parcels: Lot 50 on 26. Support the upgrade of Bussell
Plan 29164 and Lot 203 on Plan 28563 Highway from Capel to Busselton.
20. Balance the protection of high value 27. Support the intent and alignment of the
rural landscapes with the need for Margaret River Perimeter Road, as
agricultural land uses to adapt and shown on the Strategy Plan.
evolve.
Utilities and infrastructure
Transport 28. Support and encourage fit for purpose
21. Recognise Caves Road as a tourist technology to deliver innovative waste
route and support the retention of its management and other local services.
visual landscape and environmental
values.
22. Support planning for land uses in the
Busselton-Margaret River Airport
Precinct that are compatible and
complementary to the Airport and
surrounding land uses.
14 Leeuwin-Naturaliste Sub-regional Strategy5. WAPC actions 6. Settlement
hierarchy
To support implementation of the State Planning
Framework, including the State planning policies The Strategy’s Settlement Hierarchy (Table
outlined in section 2, the Western Australian 1) varies from that set out in the South West
Planning Commission (WAPC) will undertake the Regional Planning and Infrastructure Framework
actions listed below in its decision-making for the and the State Planning Policy 6.1 Leeuwin-
sub-region. Naturaliste Ridge. Several of the hierarchy tiers
have been changed to more appropriately reflect
1. Review State Planning Policy 6.1
the current role of the settlements within each tier,
Leeuwin-Naturaliste Ridge (SPP6.1).
and a number of settlements have changed tiers
2. Undertake a strategic Bushfire Hazard within the hierarchy.
Level assessment for the sub-region as
part of the review of SPP 6.1. In addition, this Strategy does not recognize
Carbunup and Metricup as settlements, a
3. Undertake a study of the supply and
departure from the settlement hierarchy in
demand of basic raw materials within
State Planning Policy 6.1 Leeuwin-Naturaliste
the sub-region and the opportunities
Ridge. The context and background for this
for alternative building construction
determination is in Part B of the Strategy.
techniques to reduce demand from the
building and construction industries.
4. Work collaboratively with the City
of Busselton to prepare townsite
strategies for Dunsborough and Vasse,
for consideration by the WAPC.
5. Undertake detailed planning
investigations to explore the suitability
of the following areas for a possible
change of use:
–– Dunsborough Planning Investigation
Area
–– Margaret River Planning Investigation
Area
–– Vasse North Planning Investigation
Area
–– Vasse South Planning Investigation
Area
–– Abbey Planning Investigation Area
6. Assist local governments to implement
options for planned or managed
coastal retreat, where identified
as appropriate under a relevant
coastal hazard risk management and
adaptation planning (CHRMAP).
Leeuwin-Naturaliste Sub-regional Strategy 15Table 1: Settlement hierarchy
Tier Settlement Description
Regional Busselton Regional centres typically offer a diverse range of high-order services
centre and functions, but to a lesser degree than a Regional city. They are also
distinguished from regional cities as they generally service a smaller
population.
Regional centres are significant centres of economic activity,
employment and population and form important hubs for regional
industry, commerce and civic administration functions, including
government offices and services. They generally provide comparative
retail as well as higher-order education, recreation and health services.
Sub-regional Margaret River Sub-regional centres support the population and economic activities
centre within their surrounding hinterlands through the provision of goods and
services.
The catchment areas of sub-regional centres usually extend beyond the
immediate centre to include surrounding centres and districts and as
such their services are utilised by a broader population.
Sub-regional centres often provide local government administrative
functions and a range of social infrastructure and services, including
local recreation, health services and secondary education.
Major Town Dunsborough
Town Augusta
Cowaramup
Vasse Settlements within these three tiers offer a level of service that generally
deals with the daily needs of their service population. Three separate
Village Witchcliffe tiers allows for distinction to be made where particular settlements
Karridale service a larger population catchment and/or offer a greater number
Kudardup of services relative to others. How settlements are assigned to the
Prevelly/ respective tiers is considered within the context of that particular region.
Gnarabup
Yallingup
Gracetown
Eagle Bay
Tourist Node Hamelin Bay Tourism nodes contain a negligible population base and as such the
Bunker Bay functions they provide cater exclusively for the needs of tourists; and
Smiths Beach like tourism centres they experience significant seasonal population
fluctuations.
Tourism nodes primarily accommodate overnight visitors and generally
contain the necessary infrastructure to facilitate this function. They
can also offer some basic retail facilities that are secondary to the core
function of accommodation
16 Leeuwin-Naturaliste Sub-regional Strategy7. Investigation
In addition to the above universal key
considerations, specific key considerations for the
areas
designated investigation areas are at Table 3.
Table 3: Investigation areas
The Strategy (section 4 Strategic Directions) - key considerations
designates some areas of land that require
further investigation as part of the strategic Site Key considerations
reconsideration of land use in the sub-region. Provision of land for employment
These are defined in Table 2. generating activities
Land assembly (possible diversity
Dunsborough
Table 2: Investigation areas of owners)
Planning Investigation Area extent
Type Description definition
Planning Land that will be subject to further Provision of land for employment
Investigation planning investigation/s to consider generating activities
Area its suitability, and the area of land Agricultural use protection
to be identified, for a possible Margaret
River Land assembly (possible diversity
change of use.
of owners)
Tourism Land that may be suitable for Planning Investigation Area extent
Investigation tourism development but requires definition
Area further investigation to determine Agricultural use protection
its suitability and/or refine its area. Flood risk
Basic raw materials demand (land
fill to raise ground level)
These investigations will determine whether it is Vasse South
Land assembly (possible diversity
possible and/or appropriate to rezone the land. of owners)
The investigations are required to be undertaken Planning Investigation Area extent
prior to any related local planning scheme definition
amendment process.
Biodiversity values (wetlands on
Lots S19 and S20)
The designation of an Investigation Area should
Regional road access (Bussell
not be construed as WAPC support for a change Highway and Busselton Bypass)
from the existing zoning, as this will depend on Vasse North Flood risk
the outcome of further investigations. Basic raw materials demand (land
fill to raise ground level)
Universal key considerations for all investigation Visual landscape separation
area sites include: between Vasse and Busselton
• Biodiversity value protection Biodiversity values (adjacent
wetlands to south)
• Bushfire risk
Provision of land for employment
• Drainage Abbey generating activities
• Landscape value protection Transition/interface with adjacent
tourist uses (caravan park to west,
• Protection of significant environmental boutique uses to east)
values Coastal hazard risk management
• Utility services capacity and adaptation
Bunker Bay Public access to beach
• Water source impact (groundwater and
Transition/interface with Pullman
surface water) Bunker Bay Resort
Leeuwin-Naturaliste Sub-regional Strategy 178. Townsite
–– development potential and
constraints of land adjacent to
strategies
Butterworth Springs Avenue and
Gibson Drive, Dunsborough (the
residential area informally known
as ‘Cape Rise’, west of Cape
8.1 Dunsborough Naturaliste Road)
townsite strategy 3. Plan for:
–– economically, socially and
Strategic direction 4 requires the preparation of a environmentally sustainable urban
Dunsborough Townsite Strategy. growth
–– improving the town centre, including
The Dunsborough Townsite Strategy is to set out
pedestrian and vehicle permeability
a vision for the future of Dunsborough. That vision
is to be supported by consideration of relevant –– increasing residential densities in
social, economic and environmental matters. existing areas
–– improving traffic movement and road
The Dunsborough Townsite Strategy should network efficiency
include consideration to:
–– land requirements to support
1. Forecast: economic activities
–– economic activity –– coastal hazard risk management and
–– employment patterns adaptation
–– tourism activity patterns, including
The Dunsborough Townsite Strategy may also
visitation volumes and peaks
include associated supporting plans, such as a
–– demographic and population town centre Activity Plan. This may be useful in
patterns consideration of the growth and development of
2. Analyse: the Dunsborough town centre.
–– bushfire hazard
Strategic direction 5 designates the Dunsborough
–– flood risk Planning Investigation Area over land to the
–– stormwater management south-east of Dunsborough. Consideration of the
–– drinking water quality merits or otherwise of expanding Dunsborough
to the south-east is to inform the Dunsborough
–– landscape protection
Townsite Strategy. Investigation of the
–– basic raw materials demand
Dunsborough PIA will be undertaken concurrently
–– residential demand with the preparation of the Dunsborough Townsite
–– education facilities demand Strategy ensuring that both bodies of work
–– open space and recreational facilities inform each other and the townsite strategy is
demand considered by the Department of Planning, Lands
and Heritage/WAPC prior to key stages and
–– development potential and
finalisation of the PIA investigation.
constraints of land on east of
Ridgeway Drive, Dunsborough
18 Leeuwin-Naturaliste Sub-regional Strategy8.2 Vasse townsite –– education facilities demand
–– open space and recreational facilities
strategy demand
–– residential demand
Strategic direction 6 requires the preparation of a
–– aged care facility demand
Vasse Townsite Strategy.
–– road network improvements
The Vasse Townsite Strategy is to set out a 3. Plan for:
vision for the future of Vasse. That vision is to be
–– economically, socially and
supported by consideration of relevant social,
environmentally sustainable urban
economic and environmental matters.
growth
The Vasse Townsite Strategy should include –– land requirements to support
consideration to: economic activities
1. Forecast: –– land requirements to support
–– economic activity regional activities
–– employment patterns –– improving traffic movement and road
network efficiency
–– demographic and population
patterns Strategic directions 7 and 8 designate the
2. Analyse: Planning Investigation Areas over land to the
south and north of Vasse. Consideration of
–– bushfire hazard
the merits or otherwise of expanding Vasse
–– flood risk to the south and north is to inform the Vasse
–– stormwater management Townsite Strategy. Investigation of the Vasse
North and Vasse South PIAs will be undertaken
–– drinking water quality
concurrently with the preparation of the Vasse
–– landscape protection Townsite Strategy ensuring that both bodies of
–– basic raw materials demand work inform each other and the townsite strategy
is considered by the
Department of Planning,
Lands and Heritage/
WAPC prior to key
stages and finalisation of
the PIA investigations.
Leeuwin-Naturaliste Sub-regional Strategy 199. Strategy plan
The strategy plan is a spatial representation of the
Western Australian Planning Commission (WAPC)
strategic directions and actions; however, not all
are able to be represented in this manner.
Background and contextual spatial information is
in the Strategy’s Part B: Profile.
The land use designations are defined in Table 4.
Table 4: Strategy plan designations
Designation Colour General description
Land that is:
within the extent of an established townsite that is used for a range
of uses typically undertaken within a town, including: residential,
industrial, commercial, tourism, public and private institutions, and
Urban Tawny
public purposes use including recreation, open space, utilities,
emergency services, and cemeteries; and
adjoining land already zoned in a local planning scheme for ‘Future
Development’ or similar and/or that has structure planning in place.
Land that is:
Industry Purple zoned ‘Industry’ or similar in a local planning scheme; and
not within an ‘urban’ area as defined above.
Land that is zoned ‘Rural Living’ (includes all zone types sitting
Rural Living Brown
under the Rural Living umbrella)
Land that is:
used for agriculture; and/or
Rural and Landscape
Light green identified for landscape protection; and/or
Protection
remote from established townsites and used for other purposes,
such as tourism and public purposes.
Conservation Dark green All State forests and National parks.
The extent of land defined as a ‘Tourism Node’ in the settlement
Tourism Dark blue
hierarchy.
Busselton-Margaret The extent of land defined as the Busselton-Margaret River Airport
Yellow
River Airport Precinct Precinct by this Strategy.
The Ngari Capes Marine Park is gazetted as a Class A Marine Park.
Its approximate extent is shown on the Strategy plan, broadly being
Ngari Capes Marine the seaward boundary of the marine park and is congruent with the
Light blue
Park seaward limit of Western Australian waters (three nautical miles from
the territorial baseline). The park is the subject of the Ngari Capes
Marine Park Management Plan 74 (2013-2023).
20 Leeuwin-Naturaliste Sub-regional StrategyLeeuwin-Naturaliste Sub-regional Strategy
N
Indian 0 5 10 15 20
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Cape Naturaliste Further detail shown on Geographe Bay (detail)
Bunker Bay
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AN
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!
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Flinders Land Use
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Cape Leeuwin Industry
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planning intentions within the sub-region. Further Rural living
planning processes and decision-making under
Produced by Data Analytics, relevant legislation will need to be undertaken,
Department of Planning, Lands and Heritage, Base information supplied by including with reference to amendment of statutory Rural and landscape
on behalf of the Western Australian Planning Commission. Western Australian Land Information Authority
Copyright © March 2020 SLIP 1096-2018-1
instruments and detailed planning. protection
Amendment 1: Amended by resolution of the WAPC
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Leeuwin-Naturaliste Sub-regional Strategy 21Leeuwin-Naturaliste Sub-regional Strategy
Legend
Land Use Strategic Directions Future transport
Settlement Hierarchy infrastructure
Urban Busselton-Margaret
$
! Regional centre
Rural living
River Airport Precinct
Bunker Bay Tourism
Transport
Tourist route
P
! Major town investigation area
Rural and landscape
o
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Cape Naturaliste
Tourism
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Bunker Bay
!
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_
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!
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Eagle Bay
_
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Abbey Planning
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on behalf of the Western Australian Planning Commission. Western Australian Land Information Authority City of
Busselton
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SubRegionalStrategy\Plan2_StrategyDetail.mxd Biodiversity, Conservation and Attractions
Strategy Plan
Strategy - Geographe
Plan Bay
- Geographe (detail)
Bay (detail)
10. Timeframe,
The Western Australian Planning Commission
(WAPC) will be responsible for monitoring the
monitoring and
implementation of this Strategy and determining
the scope and nature of any updates or reviews
review such as:
• resolution of the South West Native
The Strategy takes a long-term view to planning Title Settlement (see Part B for
for the sub-region. The Strategy document has further details).
a 20 year time horizon, after which it will require • WAPC validation of relevant townsite
thorough review. strategies (see Strategic Directions and
Actions for further details).
• WAPC validation of relevant planning
or tourism investigation areas (see
Strategic Directions and Actions for
further details).
• changes to WAPC policy and positions
on relevant issues.
• WA Tomorrow forecasts and Australian
Bureau of Statistics data.
22 Leeuwin-Naturaliste Sub-regional StrategyPart B: Profile Photo courtesy MRWA
11. Settlement 11.1 Population
Land use planning in the Leeuwin-Naturaliste Since publication of the draft Leeuwin-Naturaliste
sub-region will encourage growth in appropriate Sub-Regional Strategy in September 2017, data
locations, within or contiguous to, existing larger from the 2016 Australian Bureau of Statistics
settlements. This growth must be carefully (ABS) Census has become available. This has
managed to encourage the development of enabled the population and housing figures from
efficient, inclusive communities that support a the Western Australian Planning Commission’s
high level of social amenity while maintaining the regional land supply assessments for both the
values that attract people to live in the sub-region. sub-region as a whole and the City of Busselton
and Shire of Augusta-Margaret River to be
updated.
In line with unprecedented rates of growth
throughout Western Australia in recent times,
particularly for 2011-14, the rates of growth in the
Leeuwin-Naturaliste sub-region have been greater
than those set out in the forecasts in the most-
recent WA Tomorrow (WAPC, 2015). However,
the rates of population growth have slowed
year-on-year from 2012 to 2017, in line with the
general slowdown across the whole State.
A fundamental characteristic of the sub-region
is the high proportion of unoccupied dwellings,
reflecting the strong demand for secondary or
holiday homes throughout much of the area. The
proportion of second homes reached a peak of
28 per cent at the 2011 Census. At the following
2016 Census, the
proportion had dropped
back to 25.7 per cent.
This decline may be due
to the general economic
downturn.
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