Frequently asked questions

An improvement scheme is a statutory planning scheme similar to a local planning scheme and contains development control provisions for the area identified in an improvement plan. An improvement scheme overrides the local and region planning schemes in the improvement scheme area.

The Western Australian Planning Commission (Commission) is the responsible planning authority for the subject area.

The aim of the Scheme is to create an iconic waterfront precinct providing a range of recreational, tourism, residential, boating facilities and employment opportunities by: 

• The creation of a vibrant waterfront commercial precinct and public open space that will provide recreational amenity and a tourist destination for local residents and visitors to Perth;
• The creation of sustainable employment opportunities in food and beverage, retail, service, commercial, tourism and marine-related industries;
• The provision of diverse housing density and choice, within high-quality residential precincts; 
• The delivery of an economically sustainable marina development including: 
  1. Boat pens, boat stacking facilities, marine facilities and services to meet the future demands of a growing Perth metropolitan population;
  2. Upgraded facilities for existing recreational marine-based clubs and users;
  3. Marine-related commercial activities; and
  4. Public boat-launching ramps and associated facilities, including trailer parking areas, while providing adequate separation between these activities and other land uses; and
• The appropriate management of environmental values.

 No changes are proposed to the established aims of the Scheme.

Amendment No. 1 seeks to ensure the planning framework guiding the development of Ocean Reef Marina remains contemporary and fit for purpose. The amendment has two primary purposes:

• to modify the road network and public open space network within the northern portion of the residential area; and
• to modernise the Scheme by adopting the deemed provisions contained in Schedule 2 of the Planning and Development (Local Planning Schemes) Regulations 2015, supporting a streamlined and consistent planning framework, similar to local planning schemes throughout the State.

The amendment also includes consequential changes to the Scheme maps and text to align with contemporary planning practice.

No, the amendment does not alter the overall purpose or objectives of the Ocean Reef Marina Improvement Scheme. The Scheme will continue to guide development of a waterfront precinct providing recreational, tourism, residential, boating and employment opportunities. The amendment primarily seeks to modernise and simplify the planning framework while maintaining the intended character and development outcomes for the Marina.

Land use permissibility refers to the types of activities and developments that may be allowed on a particular piece of land under the planning scheme.

Examples of land uses include single houses, multiple dwellings (apartments), restaurants and cafés, shops, offices, medical centres, tourist accommodation and community facilities. The planning framework identifies whether a use is:

• P – means that the use is permitted if it complies with any relevant development standards and requirements of this Scheme; 
• I – means that the use is permitted if it is consequent on, or naturally attaching, appertaining or relating to the predominant use of the land and it complies with any relevant development standards and requirements of this Scheme; 
• D – means that the use is not permitted unless the Commission has exercised its discretion by granting development approval; 
• A – means that the use is not permitted unless the Commission has exercised its discretion by granting development approval after advertising the application in accordance with clause 64 of the deemed provisions; 
• X – means that the use is not permitted by this Scheme. (A symbol must appear in the cross-reference of a use class against all the zones in the zoning table.)

As part of this Amendment, the current precinct-based approach will be replaced with standard planning zones:

• Residential Precinct → Residential Zone
• Mixed Use Precinct → Mixed Use Zone
• Marine Enterprise Precinct → Service Commercial Zone.

The amendment also updates the way land uses are categorised and assessed by:

• introducing standard State planning land-use classifications, including changes to definitions, removing some existing use classes and introducing new use classes;
• changing whether certain uses are permitted, discretionary or prohibited in some zones.

These changes seek to simplify the planning framework for the Ocean Reef Marina and align with the State planning framework and the City of Joondalup Local Planning Scheme No. 3.

Changes are proposed to the northern part of the Scheme area to:

• realign a local road;reconfigure public open space areas;
• relocate apartment sites to maintain an outlook over the updated open space network; and
• introduce a public car park adjacent to the breakwaters.

The changes seek to respond to engineering and design considerations, improve recreational opportunities and maintain high-quality public spaces within the Marina.

Some uses that are currently prohibited may become capable of being considered through the development application process.

This does not mean those uses are automatically approved.

Where a use is discretionary, it must still be assessed against the objectives of the Scheme, applicable policies and relevant planning considerations before a decision is made. 

These changes align with land use permissibility for the service commercial zone under the City of Joondalup Local Planning Scheme No. 3 for consistency.

The road network is proposed to be relocated away from the breakwaters due to concerns regarding potential land settlement identified by the City of Joondalup.

Uses that are less sensitive to settlement, such as public open space and a public car park, are proposed adjacent to the breakwaters instead.

The east-west road connection will continue to provide a direct movement corridor and visual connection from Resolute Way to the waterfront.

The amendment proposes to relocate part of the public open space network from a linear roadside park to a beachfront open space area.

This change seeks to:

• Improve access to coastal and recreational amenities.
• Create a more activated public space adjacent to a future restaurant/café.
• Maintain compliance with the 10% public open space requirement (10.89% provided) in accordance with Liveable Neighbourhoods (2009).

The amendment proposes the introduction of Residential Design Codes (R-Codes) that are generally equivalent to existing density and building height controls.

While minor changes to building heights are expected to align with the R-Codes, the amendment is not expected to materially change the bulk, scale or planned character of development at Ocean Reef Marina.

Design changes in the northern residential area may result in approximately 40 additional dwellings through a slight increase in developable land and apartment sites. Traffic impacts associated with this increase have been assessed to be acceptable as noted in the Amendment Report.

Amendment 1 proposes to replace the existing precinct-based controls with R-Codes to maintain consistency with the State Planning Framework.

Residential density codes have been nominated on the amended Scheme Map that are generally equivalent to the current permissible densities and building heights. Minor differences to building height limits are expected, but which will not materially impact the bulk and scale or the planned character of development.

Building height limits for the Marine Enterprise Precinct/Service Commercial Zone are being deleted from the Scheme and may instead be applied through future design guidelines for that area.

Amendment 1 simplifies the Scheme's development controls and places greater reliance on:

• R-Codes;
• Scheme policies; and
• Design guidelines.

The amendment also proposes to rationalise development controls to include the following:

• an additional use for restaurant/café adjacent to the northern public open space area;
• a restricted use area near the Water Corporation ocean outfall pipe (consistent with the existing Scheme); and
• floor-space limits for some retail and commercial uses (consistent with the existing Scheme).

These changes are intended to simplify the planning framework while maintaining the desired development outcomes.

The Marina includes part of Bush Forever area 325. No changes are proposed to the Bush Forever area or the footprint of the project. A new clause is proposed to require approval for any future development that impacts Bush Forever areas to strengthen protections of regionally significant bushland.

The proposal is being advertised to seek feedback from the community and stakeholders on proposed Amendment No. 1 to the Ocean Reef Marina Improvement Scheme No. 1, including identification of opportunities and issues that this amendment might create. 

This consultation is in accordance with section 84 of the Planning and Development Act 2005 (the Act) and regulation 47 of the Planning and Development (Local Planning Schemes) Regulations 2015 (the Regulations).

The Department is responsible for assessing the proposed Amendment and undertaking consultation on behalf of the Commission.

Following community consultation, the Department will undertake a further review of the draft documents and provide a report to the Commission. 

The Commission is then responsible for making a recommendation to the Minister for Planning, who is the final decision-maker for the proposed Amendment.

The Ocean Reef Marina is a State Government project that is being delivered by DevelopmentWA.

The Department and the Commission are responsible for administering the planning framework for the Ocean Reef Marina, including assessment of the proposed Amendment against relevant planning objectives and policies.

The project is being undertaken in consultation with the City of Joondalup, which will ultimately manage public and community facilities in the area, and the Department of Transport and Major Infrastructure, as the future marina manager.

The Marina includes part of Bush Forever area 325. The Ocean Reef Marina - Bush Forever Negotiated Planning Outcome (2020) details obligations for DevelopmentWA to manage environmental impacts and rehabilitate bushland in the area. No changes are proposed to the Bush Forever area, the footprint of the project, or the terms of the negotiated planning outcome. The Amendment would strengthen protections by clarifying that exemptions to requirements for planning approval do not apply where development could impact a Bush Forever area (no such development is planned).

The Environmental Protection Authority (EPA) has advised that the proposed amendment does not require formal assessment under Part IV of the Environmental Protection Act 1986. A copy of the EPA’s advice can be accessed here.

The Amendment Report is supported by a traffic technical note that indicates impacts will be negligible and intersections will continue to perform with an acceptable level of service.

An improvement scheme sets out a planning framework to control land use and development.

A development application is a site-specific development proposal that is assessed against the framework set out in the improvement scheme.

The How Does Planning Work webpage provides an overview of the planning framework and different instruments and decisions involved.

No. The release of the residential lots is a separate project milestone and does not change the purpose or scope of Amendment No.1.

While public advertising is open, the amendment documents can be viewed on this page or in person at the Department’s Perth offices, Level 2, 140 William Street, Perth (by appointment).   

Appointment requests and any enquiries related to the application should be directed to the Department, either by email to ormis@dplh.wa.gov.au or by phone to 6551 8002.