Planning investigation areas

Considerable work has been underway since 2018 into all Planning Investigation Areas (PIAs) across Perth and Peel.

PIAs are sites identified within the frameworks where further detailed planning needs to be undertaken to determine whether any change to current zonings is appropriate. 

The frameworks identify 15 Planning Investigation Areas and provide the following guidance:

  • Investigations will determine whether it is possible and/or appropriate to rezone the land.  
  • The PIA classification of a site should not be construed as support from the Western Australian Planning Commission (WAPC) for a change from the existing land use/zoning, as this will depend upon the outcome of the further investigations. 
  • Each site has key issues documented in the relevant planning framework to be considered as part of a WAPC-led work program.  
  • The outcome of investigations will be considered as part of the future review of Perth and Peel@3.5million.

The Department of Planning, Lands and Heritage has been working with other relevant agencies and local governments to progress these investigations.

Please refer to the following list of Planning Investigation Areas for more details.

East Gnangara

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Considerations for the East Gnangara Planning Investigation Area.

East Gnangara PIA map (PDF 1.1MB)

Overview

Key considerations of the East Gnangara Planning Investigation Area include, but are not limited to:

  • Potential East Wanneroo Rail Link (to be investigated as part of METRONET Stage 2).
  • Proposed Whiteman-Yanchep Highway.
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with 10-30% remaining in Perth and Peel regions, resource enhancement wetlands and threatened ecological communities.
  • Impacts, risks and management associated with Gnangara ground water resources (Priority 1 Source Protection Area).
  • Impacts on adjacent Commonwealth telecommunications infrastructure and operations.
  • Bushfire risk.
  • Land use transition/interface with regional open space areas.
  • Coordination/integration with adjoining Planning Investigation area in North-West sub-region

Update

Maida Vale

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Considerations for the Maida Vale Planning Investigation Area.

Maid Vale PIA map (PDF 1.0MB) 

Overview

Key considerations of the Maida Vale Planning Investigation Area include, but are not limited to:

  • Regional recreation needs analysis.
  • Land tenure.

Update

  • Key considerations for this PIA have been considered by the Western Australian Planning Commission.
  • A land use for this PIA will be finalised as part of the 2021 review of the North-East Sub-regional Planning Framework.

North Ballajura (Hepburn Avenue – East)

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Considerations for the North Ballajura (Hepburn Ave East) Planning Investigation Area.

North Ballajura (Hepbrun Ave East) PIA map (PDF 1.0MB)

Overview

Key considerations of the North Ballajura (Hepburn Avenue – West) Planning Investigation Area include, but are not limited to:

  • Impacts, risks and management associated with Gnangara ground water resources (Priority 1 and 2 Source Protection Areas)
  • Proposed Perth-Darwin National Highway 
  • Potential East Wanneroo Rail Link (to be investigated as part of METRONET Stage 2).
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with 10-30% remaining in Perth and Peel regions, conservation category wetlands and threatened ecological communities
  • Protection of Bush Forever areas
  • Bushfire risk 
  • Land tenure
  • Regional recreation needs analysis 
  • Land use transition/interface with regional open space areas.

Update

  • Key considerations for this PIA continue to be investigated. 
  • A land use for this PIA will be finalised as part of the 2021 review of the North-East Sub-regional Planning Framework.

North Ballajura (Hepburn Avenue – West)

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Considerations for the North Ballajura (Hepburn Ave West) Planning Investigation Area.

North Ballajura (Hepburn Ave West) PIA Map (PDF 1.0MB)

Overview

Key considerations of the North Ballajura (Hepburn Avenue – West) Planning Investigation Area include, but are not limited to:

  • Impacts, risks and management associated with Gnangara ground water resources (Priority 1 Source Protection Area).
  • Impacts on adjacent Commonwealth telecommunications infrastructure and operations.
  • Bushfire risk.
  • Regional recreation needs analysis.
  • Land use transition/interface with regional open space areas.

Update

  • Key considerations for this PIA have been considered by the Western Australian Planning Commission.
  • A land use for this PIA will be finalised as part of the 2021 review of the North-East Sub-regional Planning Framework.

North Bennett Springs (Marshall Road)

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Considerations for the North Bennett Springs (Marshall Rd) Planning Investigation Area.

North Bennett Sprngs (Marshall Rd) PIA map (PDF 959.2KB)

Overview

Key considerations of the North Bennett Springs (Marshall Road) Planning Investigation Area include, but are not limited to:

  • Impacts, risks and management associated with Gnangara ground water resources (Priority 1 and 2 Source Protection
  • Areas).
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with 10-30% remaining in Perth and Peel regions, conservation category wetlands, resource enhancement wetlands and threatened ecological communities.
  • Integration with proposed Morley-Ellenbrook Rail Line/stations (METRONET Stage 1).
  • Protection of Bush Forever areas.
  • Bushfire risk.
  • Bennett Brook linear reserve.
  • Regional recreation needs analysis.
  • Land use transition/interface with regional open space areas.
  • Proposed regional sporting facility.

Update

  • Key considerations for this PIA continue to be investigated. 
  • A land use for this PIA will be finalised as part of the 2021 review of the North-East Sub-regional Planning Framework.

Pickering Brook

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Considerations for the Pickering Brook Planning Investigation Area.

East Gnangara (Gnangara Road)

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Considerations for the East Gnangara (Gnangara Road) Planning Investigation Area.

East Gnangara (Gnangara Road) PIA map (PDF 908.8KB)

Overview

Key considerations of the East Gnangara (Gnangara Road) Planning Investigation Area include, but are not limited to:

  • Land use transition/interface with Parks and Recreation reserve and Bush Forever areas.
  • Impacts, risks and management associated with groundwater resources (existing Priority 1 Source Protection Area).
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with 10-30% remaining in Perth and Peel regions, resource enhancement wetlands and threatened ecological communities.
  • Potential East Wanneroo Rail Link (to be investigated as part of METRONET Stage 2).
  • Proposed Whiteman-Yanchep Highway.

Update

  • Consideration of this PIA has been incorporated into the East Wanneroo District Structure Plan, determined by the Western Australian Planning Commission November 2020. 
  • View the East Wanneroo District Structure Plan.

Eglinton East

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Considerations for the Eglinton East Planning Investigation Area.

Eglinton East PIA map (PDF 930.6KB)

Overview

Key considerations of the Eglinton East Planning Investigation Area include, but are not limited to:

  • Employment - identification/confirmation of land for employment generating activities.
  • Land use transition/interface with Parks and Recreation reserve and Bush Forever areas.
  • Proposed Whiteman-Yanchep Highway.
  • Access to regional road network.
  • Bushfire risk.

Update

  • Key considerations for this PIA have been considered by the Western Australian Planning Commission.
  • A land use for this PIA will be finalised as part of the 2021 review of the North-West Sub-regional Planning Framework. 

Jandabup/East Gnangara

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Considerations for the Jandabup/East Gnangara Planning Investigation Area.

Jandabup/East Gnangara PIA map (PDF 941.6KB)

Overview

Key considerations of the Jandabup/East Gnangara Planning Investigation Area include, but are not limited to:

  • Land use transition/interface with Parks and Recreation reserve, Bush Forever areas and Conservation Category Wetland.
  • Impacts, risks and management associated with groundwater resources (existing Priority 1 and 2 Source Protection Area).
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with 10-30% remaining in Perth and Peel regions, resource enhancement wetlands and threatened ecological communities.
  • Potential East Wanneroo Rail Link (to be investigated as part of METRONET Stage 2).
  • Proposed Whiteman-Yanchep Highway.
  • Bushfire risk.

Update

  • Consideration of this PIA has been incorporated into the East Wanneroo District Structure Plan, determined by the Western Australian Planning Commission November 2020. 
  • View the East Wanneroo District Structure Plan.

Wanneroo (Bebich Drive precinct)

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Considerations for the Wanneroo (Bebich Drive precinct) Planning Investigation Area.

Wanneroo (Bebich Drive precinct) PIA map (PDF 910.1KB)

Overview

Key considerations of the Wanneroo (Bebich Drive precinct) Planning Investigation Area include, but are not limited to:

  • Land use transition/interface with Parks and Recreation Reserve (Bagerup Lake) and Bush Forever areas.
  • Protection of significant environmental values including high value Carnaby’s Black Cockatoo and Redtail Cockatoo feeding habitats, vegetation with between 10%-30% remaining in Perth and Peel regions and threatened ecological communities.
  • Bushfire risk.

Update

  • Consideration of this PIA has been incorporated into the East Wanneroo District Structure Plan, determined by the Western Australian Planning Commission November 2020. 
  • View the East Wanneroo District Structure Plan.
Considerations for the Cardup Planning Investigation Area.

Cardup PIA map (PDF 815.6KB)

Overview

Key considerations of the Cardup Planning Investigation Area include, but are not limited to:

  • Servicing of the site.
  • Integration with METRONET network.

Update

  • Key considerations for this PIA continue to be investigated. 
  • A land use for this PIA will be finalised as part of the 2021 review of the South Metropolitan Peel Sub-regional Planning Framework.

East of Kwinana and Pinjarra-Ravenswood sectors

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Considerations for the East of Kwinana and Pinjarra-Ravenswood sectors Planning Investigation Area.

Pinjarra-Ravenswood PIA map (PDF 895.4KB)

East of Kwinana PIA map (PDF 1.2MB)

Overview

Key considerations of the East of Kwinana and Pinjarra-Ravenswood sectors Planning Investigation Area include, but are not
limited to:

  • Employment – access to employment opportunities (and identification of land for employment generating activities).
  • Passenger rail – access to, timing of and implications for passenger rail services and travel times.
  • Road networks – function, capacity and/or cost of existing and proposed networks.
  • Environmental considerations – implications of/for significant on-ground environmental attributes and Peel-Harvey catchment considerations.
  • Sand fill – including volume, source and comparison of one-off and recurring transport requirements.
  • Inundation/flood management – implications of the need to manage water.
  • Basic raw materials – implications of on-site resources.
  • Dwellings/population – consider overall capacity in the context of accommodating 3.5 million people in Perth and Peel.
  • Critical mass/urban form – any need to achieve a critical mass/ threshold of population (e.g. for the provision of key facilities, services and/or employment opportunities) and the ability to create an integrated and efficient urban form.
  • Mosquitoes – nuisance and health considerations.
  • Social and community infrastructure – implications for existing and/or possible requirements for additional key social and community infrastructure.
  • Movement and access – relationship with, and identification of, road and public transport networks.
  • Environment and landscape – identify any requirements for additional open space (nature/passive recreation).
  • Service Infrastructure – any implications of/for key service infrastructure networks, including drainage networks.
  • Staging – any implications of, or solutions provided by, staging.
  • Future planning options – consider any need to retain post-2050 planning options.
  • Built form – consider alternate built form opportunities to minimise fill requirements. 

Update

  • A Strategic Drainage Assessment incorporating drainage modelling continues to be progressed by the Department of Water and Environmental Regulation.
  • Transport scenario modelling and consideration of regional road and transport has been completed and the implications continue to be considered in consultation with Main Roads Western Australia.
  • Employment modelling for this area continues to be progressed.
  • A land use for this PIA will be finalised as part of the 2021 review of the South Metropolitan Peel Sub-regional Planning Framework.

Jandakot/Treeby

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Considerations for the Jandakot/Treeby Planning Investigation Area.

Jandakot/Treeby PIA map (PDF 1.4MB)

Overview

Key considerations of the Jandakot/Treeby Planning Investigation Area include, but are not limited to:

  • Impacts, risks and management of Jandakot groundwater resources (existing Priority 2 Source Protection Area).
  • Protection of significant environmental values.
  • ANEF considerations associated with Jandakot Airport. 

Update

  • Key considerations for this PIA have been considered by the Western Australian Planning Commission.
  • A land use for this PIA will be finalised as part of the 2021 review of the South Metropolitan Peel Sub-regional Planning Framework.

Langford

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Considerations for the Langford Planning Investigation Area.

Langford PIA map (PDF 703.5KB)

Overview

Key considerations of the Langford Planning Investigation Area include, but are not limited to:

  • Land use transition/interface with regional open space and coordination/integration with adjoining Urban areas.
  • Regional recreation needs analysis.

Update

  • Key considerations for this PIA have been considered by the Western Australian Planning Commission, in consultation with the City of Gosnells through the Hester Park Regional Revitalisation Project.
  • A land use for this PIA will be finalised as part of the 2021 review of the South Metropolitan Peel Sub-regional Planning Framework.
     

Cape Peron (including Mangles Bay)

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Considerations for the Cape Peron (including Mangles Bay) Planning Investigation Area.

Frequently asked questions

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Why do we need increased density and infill development?

The Perth and Peel regions now stretch more than 150 kilometres from Two Rocks in the north to Bouvard in the south.

In 2010, Directions 2031 and Beyond proposed limiting Perth and Peel’s unsustainable urban sprawl by creating a consolidated and connected city and redressing the balance between infill and greenfield development to 47 and 53 per cent respectively. Perth and Peel@3.5million provides clear guidance on how this will be achieved through a coordinated, whole-of-government approach to land use and infrastructure provision.

Of the 800,000 new homes needed for the projected population increase, almost half – at least 380,000 or 47 per cent – will be provided through increased density and greater infill development in strategic areas such as around transport hubs, including the new METRONET station precincts and activity centres. Most of these will be built within existing suburbs in the Central sub-region.

Does every local government have an infill target of 47 per cent?

The infill target of 47 per cent is for all of the Perth and Peel to the year 2050. The Central Sub-region is largely developed, so all development for these local governments will be infill by default, which offsets the other sub-regions. Not all infill targets for local governments outside of the Central Sub-region are 47 per cent, with some being higher and others being lower. 

Will the frameworks affect housing affordability?

The frameworks aim to create thriving new communities and revitalise existing ones, particularly around key transport hubs including the new METRONET stations. It is expected that this will generate greater housing diversity and choice that reflect changing and evolving community needs and aspirations.

Greater housing diversity may result in improved housing affordability. Increased infill development should result in more people living closer to where they work, cutting commuting times and other costs associated with living on the urban fringe.

Can I appeal against a decision in the frameworks?

There is no appeal process for any of the frameworks’ proposals.

However, the frameworks are not static documents. They will be monitored continuously and reviewed to ensure they remain contemporary and responsive to Government priorities and community need.

What do these terms mean?

  1. Urban/industrial investigation – land that may be suitable for urban or industrial development but requires further investigation to determine its suitability.
  2. Planning investigation – land that will be subject to further investigation to consider its suitability for development
  3. Open space investigation – land that may be suitable for open space purposes but requires further investigation to determine its suitability.

What happens next?

These are long-term, strategic plans and do not automatically change the existing zonings and/or reservations of land, or allow for new land use. They are the next step in the ongoing process of refining and detailing planning proposals for Perth and Peel.

The need to provide land for development, landowner intentions, and the capacity of servicing agencies and local governments will guide the timing around delivery of the proposals. Future development is expected to be undertaken sequentially as logical extensions to existing development and an adequate supply of land will be continuously available.

State and local government planning bodies need to review and refine the urban form shown in their planning schemes and strategies, and maintain the spirit and intent of the frameworks through their planning decisions.

Review

A review of the frameworks is scheduled to get underway in 2021 to ensure that they remain responsive to changes, challenges and community expectations as the regions develop.

The delivery of additional infill housing opportunities associated with METRONET and the Our Priorities: Sharing Prosperity initiative may lead to the need for revised infill targets and/or staging of greenfield development through the review process.

Monitoring and reporting will inform Government, industry and the wider community on the progress of delivering the frameworks. This will be integral to the practice of evidence-based policy interventions that can respond to the challenges of a rapidly-changing and growing city.

It is anticipated that a timeframe will be provided closer to the review date.

Where can I find out more information?

Updates will be provided here and all related queries can be directed to the Strategic Planning Projects team via email at perth&peel@dplh.wa.gov.au.

Page reviewed 26 August 2021