Insist City of Wanneroo Provide Additional Access Road for Subdivision in Yanchep
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It's time for citizens governed by City Of Wanneroo (COW) to demand our council DO BETTER! The safety of our children and the accepted design standards that our council is supposed to adhere to are being disregarded because our council seems to care more about maintaining good relationships with developers than protecting its citizens. It's not good enough.
Ikara Lane in Yanchep is the only road providing access to a subdivision containing six large commercial developments* (see bottom of passage for more information) that are expected to generate around 3000 vehicle movements per day - a conservative estimate. Ikara Lane is only 5.75 metres wide and according to Main Roads Western Australia (MRWA) "Road Hierarchy" and Western Australian Planning Commission (WAPC) "Liveable Neighbourhoods" policies, can therefore only carry up to 1000 vehicle movements per day (VMPD). This subdivision's expected traffic generation rates require a pavement width of 7.2 metres with additional 5.0 metre verge (each side). This is required to ensure the safety of road users, pedestrians, patrons and citizens using adjoining properties as well as to provide space for services and paths. On Ikara Lane, a mere 0.1 metre to 1.4 metre verge exists on just the south side of Ikara Lane, immediately adjacent to back yards of homes on Avon Road. No verge exists on the north side of Ikara Lane and, unbelievably, developments have been approved by COW on the building line. With limited road pavement width and buildings beside road kerbs, fences of backyards on Avon Road become a weak point and are at risk of vehicular impact. Backyards where children are playing in what is supposed to be the safest place in the world for them.
WE DO NOT OBJECT TO THE DEVELOPMENT OF THE LAND BEHIND OUR HOMES.
WE OBJECT TO IKARA LANE BEING THE SOLE ACCESS ROAD FOR THE ENTIRE SUBDIVISION.
Yanchep Beach Road is available to share the load of traffic for this subdivision - multiple developments within a hundred metres of this site have had access approved from Yanchep Beach Road in recent months and years. COW did not even propose an alternative road layout that removed the public access road from behind residents fences when WAPC asked them for comment on the subdivision. This, despite the fact they knew residents who purchased land on Avon Road had been told that access to the future development would be from Yanchep Beach Road.
WOULD YOU BUY A BLOCK OF LAND IF YOU KNEW A ROAD EXPECTED TO CARRY 3000 CARS A DAY WAS GOING TO BE CONSTRUCTED BEHIND YOUR FENCE? NO, NEITHER WOULD WE.
COW didn’t even have any idea that Ikara Lane was only 5.75 metres wide until a resident on Avon Road told them. Apparently COW's efforts, when approving large commercial developments adjacent to residential properties, does not include conducting a single site visit. All documents relating to the latest Development Application also inaccurately state the road is 8 metres wide. Ikara Lane was constructed by RJ Vincent who were commissioned by the land owner P. Waddell, the man who also didn’t submit a Transport Impact Assessment when he sent plans for the subdivision to WAPC. And then WAPC asked COW for comment and even they didn’t ask for the TIA. So, did COW ever bother to inspect the road that wasn’t constructed to the width required for a subdivision of this type? Surely they have to inspect a development before they approve it, or are they just in the habit of assuming corners don’t get cut?
COW should strive to have strict adherence to all Local Planning Policies and Planning Commission guidelines for all of the developments it approves. Citizens governed by COW should have full confidence in their council that the developments it approves will not place them, or their children, at risk of injury or death.
Despite a submission to COW regarding the subdivision road's non-compliance with state and local government planning guidelines and policies, it is my understanding that COW intend to ignore our concerns and approve another development within the subdivision, with no consideration to improve access from an additional road source. Ikara Lane needs to be wider and include a verge for this subdivision to be safety accessed. Because COW have already approved development of lots that are built up to the road kerb, widening of Ikara Lane is impossible. Therefore, additional access to the subdivision must be provided from Yanchep Beach Road, Kakadu Road or Booderee Road. If this can not be achieved, further development of the subdivision lots cannot be approved and the land should be retained for other purposes that will not generate significant vehicle movements on Ikara Lane.
* Currently a Puma Service Station with Convenience Store, Additional Retail Shop Space, Large Medical Centre comprising Doctors, Dentists and Pharmacy, a 24-hour Gym and a Storage Unit Facility with over 300 units have been constructed with sole access from Ikara Lane (over 1300 VMPD). A current Development Application for a Child Care Centre, Domino's Pizza, Two Retail Spaces and One Commercial Space conservatively predict another 695 VMPD on Ikara Lane. One more lot within the subdivision remains undeveloped at this stage.
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