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BUSSELTON FORESHORE _
MASTER PLAN
Prepared for City of Busselton
April 2012
Contact

Chris Melsom Principal

[email protected]
Scott Davies Associate
[email protected]

HASSELL
Podium Level, Central Park Building
152 - 158 St Georges Tce
Perth WA
Australia 6000
T +61 8 6477 6000
© April 2012

HASSELL Limited
ABN: 24 007 711 435 / ACN: 007 711 435
 Content

Section Page 3.2.18  Power 17 6.1.2  Queen Street Activity Node 57

3.3  The Planning Framework 19 6.1.3  Busselton Jetty Activity Node 57
1.0 Introduction 1 3.3.1  State Planning Policy 2.6 - 6.1.4  The Verandah 57
1.1  The Challenge 1 State Coastal Planning Policy 19 6.1.5  Short Stay Accommodation 57
1.1.1  Busselton Foreshore Concept 3.3.2  Planning Bulletin 83 6.1.6  Club Buildings and Active
Plan 3 Planning for Tourism 21 Recreation Areas 58
1.1.2  Maximising Public Benefit - 3.4  Local Planning 21 6.1.7  Event Space 58
Creating a Focus 3 6.1.8  Marine Terrace 58
1.1.3  Better Links Between the Town 4.0 Recommend 23 6.1.9  Queen Street and Shared
Centre and Foreshore 3 4.1  Activities 23 Streets 58
1.1.4  Foreshore Conservation 3 4.2  Sustainability 26 6.2  Public Realm 59
1.1.5  Recreation Facilities 3 4.3  Car Parking 28 6.2.1  Streetscape Materials 59
1.1.6  Sustainable Development 3 4.4  Movement 30 6.2.2  Planting 59
1.2  Purpose 4 6.2.3  Public Art 60
1.3  Report Outline 5 5.0 The Plan 33 6.2.4  Lighting 60
1.4  Study Limitations 5 5.1  Concept Approach to Master 6.2.5  Crime Prevention 60
Plan 33 6.3  Integration of Public Realm
2.0 The Vision 7 5.2  Master Plan Framework 34 and Private Space 61
5.2.1  Movement Network 34 6.4  Built Form 62
3.0 The Place 9 5.2.2  Built Form 38 6.4.1  Architectural Expression 62
3.1  Location Context 9 5.2.3  Land Use 51 6.4.2  Solar Orientation 63
3.1.1  Existing Functions 11 5.2.4  Foreshore Infrastructure 53 6.4.3  Grade Separation 63
3.2  Site Analysis 12 5.3  Implementation of the 6.4.4  Bin and Service Enclosures 63
3.2.1  Accessibility 12 Master Plan 54 6.4.5  Signage 63
3.2.2  Circulation - Existing 12 5.3.1  Development of Commercial 6.4.6  Stormwater 63
3.2.3  Surrounding Development and Leases 54 6.4.7  Materials and Colour 63
Activity Centres 13 5.3.2  Stage 1 54 6.5  Land Use 64
3.2.4  Form and Character 13 5.3.3  Stage 2 54 6.5.1  Active Edges 64
3.2.5  View Lines 14 5.3.4  Railway House 54 6.6  Car Parking 65
3.2.6  Topography 15 5.3.5  Active Sporting Precinct 55 6.7  Bicycle Parking 65
3.2.7  Geology 15 5.3.6  Coastal Defences 55 6.8  Queen Street Activity Node
3.2.8  Coastal Protection 15 5.3.7  Nautical Lady 55 Design Guideline Plan 66
3.2.9  Flood Potential 15 5.3.8  Stage 3 55 6.9  The Verandah Design
3.2.10  Vegetation 15 5.3.9  Water Play Park 55 Guideline Plan 67
3.2.11  Beach Amenity and Character 16 5.3.10  Intersection of Queen Street 6.10  Busselton Jetty Activity Node
3.2.12  Contaminated Sites 17 with the Foreshore 55 Guideline Plan 68
3.2.13  Storm Water Drainage 17 6.11  Short Stay Guideline Plan 69
3.2.14  Ground Water 17 6.0 Design Guidelines 57 6.12  Short Stay Guideline Plan 70
3.2.15  Infrastructure 17 6.1  Character Statements and 6.13  Multi-Use Sports Club Facility
3.2.16  Water Reticulation 17 Guidelines 57 Guideline Plan 71
3.2.17  Sewerage 17 6.1.1  Foreshore Areas 57 6.14 Veteran Car Club Guideline Plan 72
 35

12
29

5 7
T 6 T
B
4

3
B P
5 4
2
B

8
B 3
5
2
B
P 1

D 4
AY R B
P HEB P T
GRA
GEO 29

P
24

WEST ST
GALE ST
RD
BAY
HIGH ST
PHE
GRA
GEO

38
P
KING ST
 32

RD
E BAY
RAPH
GEOG

P 31

P
P 28
2

36 P
P
P 25
B
T CE
INE T
2 MAR
B P
12 26

FORD RD
27
B B
19 21 39
2
12 B
T 24
27
T
15 18 20 37 Legend
14 8 P
11 13 P 1 Signal Park (provision for over flow

GEOR
T 17
B B
parking)
T 22
2 Shared path

GETT
CE
9 INE T
16 P MAR 3 Reconfigured car park
9 30

E ST
T
P 4 Outdoor fitness zone

CARE
22 5 Beach viewing platform
10 34 24
8 23 6 New cafe building with

Y
10 public toilet facilities

ST
9 P 7 The Equinox Cafe
8 23

MILN
8 Shared streets
9 Pedestrian paths

E ST
10 Powered sites - long term kiosk sites
22 24 11 Water play
23
12 Beach promenade
BROW

P 13 Amphitheatre/Events space
14 Nautical Lady
N ST

CE
INE T
MAR 15 The Goose
16 New cafe building
STAN

17 Railway House
18 Young Children’s Playground
LE

19 Youth Facilities Building housing Sea

Y ST

Scouts and Surf Life Saving Club

20 Skate Park/Youth Activities Area
QUEE

21 Grassed event space and playground

22 Transitional gardens
N ST

23 Short stay accommodation

24 Marine Terrace
25 Multi-use sports club
facility
26 Playground
27 Cricket / soccer ovals
28 Tennis / Croquet club
29 Primary public art locations
30 Maintenance compound
31 Regional Conservation Park
32 Sea rescue
33 Potential future public toilet
location
34 Potential area for Veterans Car Club
35 Queen Street swimming jetty
36 Potential boat mooring facility
37 Emergency Services exhibition and
competition area
38 Public toilet / potential location for
future kiosk
39 Drop-off
B Area for groups of BBQs, Shade and
Seating
T Toilets
P Parking
Short stay lease sites
Potential area for short stay buildings
Beach Access
introduction
1.0 Introduction
1.1  The Challenge areas containing grassed ovals 1
and event space (refer Figure 1:
Busselton Foreshore is a precious Project Area).
community asset for local
residents and visitors to the The project area relates both to
Geographe Bay region. It has long the coast and to the development
been a recreational playground adjacent to it. Much of the
with families using the foreshore project area is bordered by low
for outings at the beach, picnics density residential land, however
and enjoying views over the core of the foreshore is
Geographe Bay to the famous adjacent to the Busselton town
Busselton Jetty. Changing centre and the developing
demographics and population cultural precinct, containing
numbers are reflected in the way various art / gallery functions.
the Busselton Foreshore is used. The juncture of Marine Terrace
This has prompted the City of and Queen Street therefore
Busselton and the broader provides a key entry to the
community to consider a new foreshore and consideration of
future for the foreshore whilst the transition from built form to
retaining its key assets so that it open space will be key to the
can provide a renewed point of future success of the area.
focus for locals and visitors alike.

The Busselton Foreshore is a

large stretch of land adjacent to
Geographe Bay characterised by
grassed recreation reserves, a
number of commercial lease sites
of varying function and low
coastal vegetation. Due to the
large size of the project area, the
character of the foreshore
changes from relatively narrow
areas containing beach access
and dune grasses to much wider
 1.0 Introduction
2

Figure 1: Busselton Foreshore project area highlighted in yellow. The orange dotted line shows the Busselton Foreshore Concept Plan area.

Draft Busselton Foreshore Master Plan

1.0 Introduction
The issues highlighted below 1.1.2  Maximising Public Benefit 1.1.3  Better Links Between the 1.1.4  Foreshore Conservation 1.1.5  Recreation Facilities 3
provide a brief understanding of - Creating a Focus Town Centre and Foreshore Busselton’s foreshore is a A review of recreation facilities
the need to prepare a Master Busselton’s foreshore has long Busselton’s town centre is popular destination receiving a around wider Busselton by the
Plan and the issues surrounding been an attraction for the public. located on Queen Street, which high degree of use. Parts of the City has found that there is a
development. It’s popularity however, is subject connects directly to the foreshore have been heavily need to provide district level
to the quality of the local foreshore. Whilst a physical link modified over time, with little to playing facilities for popular
1.1.1  Busselton Foreshore environment and the facilities is available for both pedestrians no natural features remaining. sports such as cricket and
Concept Plan available. It is recognised that and motorists, activity within the These heavily modified areas are soccer. The accessibility of, and
Led by the Busselton Foreshore the current arrangement of town centre is separated from the therefore suitable for more active availability of land for these
Working Group, an independent elements within the foreshore foreshore by passive recreation coastal functions, without functions on the foreshore make
committee of the City of does not provide the best space and the existing Busselton impinging further on the natural development of sports grounds
Busselton comprising community opportunity for a high quality Tennis Club. In this regard, characteristics of Geographe Bay. and associated club rooms viable.
members, the Busselton public realm, particularly due to creating a more attractive and Other less developed parts of the
Foreshore Concept Plan was the present location of car parks engaging link between foreshore have the opportunity to 1.1.6  Sustainable Development
prepared through a process of and the lack of integration development in the town centre be conserved and regenerated A core principle of the Busselton
public engagement. The concept between leasehold areas and and the activity on the foreshore through foreshore management Foreshore Concept Plan was to
plan identifies the need for an accessible open space. By will be critical to creating a plans. In this regard, controlling ensure sustainable development
improved foreshore that provides reorienting leasehold areas and whole-of-place approach to access and defining pedestrian occurred within the area. As part
an attractive meeting place for creating a cohesive public realm Busselton’s activation. paths will be critical. of the Busselton Foreshore
locals and visitors as well as a with attractions for visitors and Working Group’s work, a
point of focus on the foreshore the local community, the Development on the foreshore sustainability matrix was
for activity. A range of functions foreshore can become a more will have a particular focus and developed to assist in the
were identified for the foreshore successful destination or focus be different to that of the town planning and decision making
including restaurants, cafes, for activity. centre, nevertheless connecting process for future development.
short stay accommodation and nodes through a safe and Wherever possible, development
an improved public realm. attractive public realm will of the public realm and new
improve the legibility and buildings should seek to minimise
accessibility to the foreshore. environmental impacts and
maximise environmental benefit.
 1.0 Introduction
4 1.2  Purpose This document provides a
framework that addresses the
The Busselton Foreshore Master unique issues applicable to the
Plan has been prepared to guide project area, including the
planning and decision making in appropriate location for various
order to improve the quality and types of activity, recognising the
attractiveness of the foreshore. area’s importance as an events /
The Master Plan builds on work recreation space and informing
undertaken within the Busselton the approach to movement and
Foreshore Concept Plan. The car parking. The Master Plan
Master Plan will see the area sets out key structural elements
transformed from a disparate that will be essential in realising
collection of leasehold areas the opportunities within and
surrounded by car parks and around the Busselton Foreshore.
under utilised land into a more It articulates a vision and intent
structured environment that for the project area and a set of
meets the long term recreation clear planning principles. The
needs of the community. Master Plan will also provide the
location for future leasehold sites
This document presents the main and establish development
issues relevant to the future standards so that an integrated
planning of the Busselton public realm is achieved.
Foreshore and provides a vision
for its ultimate development. The
master plan has been prepared
based on an understanding of the
community’s requirements and a
range of technical documents.
Where there is a gap in reporting,
this is noted in the report with
recommendations made for
further analysis.

Draft Busselton Foreshore Master Plan

1.0 Introduction
1.3  Report Outline 1.4  Study Limitations The plan has been prepared 5
based on a fair degree of work
The report is divided into five The Busselton Foreshore Master already undertaken, including:
sections, which can be broadly Plan has been prepared in _Busselton
_ Foreshore
outlined as follows: association with the City of Redevelopment Project -
Busselton taking into account the Transport and Parking
1. Introduction key priorities of the Concept Plan. Assessment (November 2011, i3
This section introduces the The Master Plan has been Consultants)
project, outlines the challenges prepared without a detailed _Busselton
_ Foreshore
and describes the purpose of the survey, detailed information Development Servicing Report
Master Plan. pertaining to the ground (August 2011, GHD)
2. The Vision conditions (geotechnical _Feasibility
_ Report, Busselton
Sets out the agreed vision for the information such as soil profile, Foreshore Marine Terrace
Busselton Foreshore. groundwater, acid sulphate soils) (January 2011, Colliers
3. The Place as well as a clear indication as to International)
Describes the project area as it the impact of rising sea levels. _Busselton
_ Foreshore
currently exists, and identifies Development - Seawall Crest
the key challenges to be met. Levels (April 2011, Shore
4. Recommend Coastal)
Recommendations for the _City
_ of Busselton Coastal
foreshore are described under Erosion Study - Assessment of
the categories of activities, Climate Change Impacts (June
sustainability, car parking and 2011, Damara WA)
movement _Civil
_ Engineering Servicing
5. The Plan Report (October 2008, Wood and
Describes the proposals for the Grieve Engineers)
Busselton Foreshore, addressing _Busselton
_ Erosion Hazard
the key challenges identified in Assessment (July 2007, Worley
Section 2. Parsons)
6. Design Guidelines
Establishes more detailed
requirements for buildings and
the public realm within the
project area.
6

Draft Busselton Foreshore Master Plan

the vision
2.0 The Vision
One of the most important The following vision principles 7
community and cultural assets to were established through group
the Busselton community is its work and consensus building:
foreshore. The foreshore has _live,
_ work and play on the
been a critical element in foreshore;
Busselton’s development since _casual,
_ relaxed, sensory
European settlement, being the _connected
_ and networked
location of the iconic jetty, and a _community
_ benefit
link between Geographe Bay and _celebrate
_ natural setting and
the town centre. The Busselton _biodiversity
_
community is therefore closely _local
_ operations, local produce
connected to the future _inclusive
_
development of the foreshore and _safe
_ and family friendly
the role that it plays in the daily _unique
_ experience
life of residents. The foreshore _water
_ access - edge and
also forms an important yet connection
unrealised destination for visitors _active
_ and eventful
to Busselton and the Geographe
Bay region. The foreshore On 8 June 2011 the Council
embodies the relaxed coastal adopted the statement of intent
lifestyle that is highly sought for the Busselton Foreshore. A
after as a tourist experience. Balanced Approach - the
Foreshore will be developed in a
Busselton’s manner that respects Busselton’s
identity and heritage whilst
Playground: A unique providing economic, social,
water’s edge environmental and cultural
benefits to the City and the South
playground to be West region.
enjoyed by all.
8

Draft Busselton Foreshore Master Plan

the place
3.0 The Place
3.1  Location Context The famous Busselton Jetty is a 9
central feature within the project
The Busselton Foreshore project area and a point of focus for the
area is a 38.5 hectare site located commercial lease sites near to
along Geographe Bay adjacent to Queen Street. The jetty was
residential areas and the town formerly used as a loading facility
centre. for timbers, agriculture products
and a stopping point for passing
The project area is bound by ships. The jetty was closed as a
Geographe Bay to the north, shipping port in 1972. In 1978,
Geographe Bay Road and Marine Tropical Cyclone Alby caused
Terrace to the south, Ford Road to severe damage to the jetty
the east and King Street to the requiring its promenade section
west. The project area currently to be removed. A fire in 1999 also
provides a transition between the caused significant damage.
built form of Busselton and the Construction of an interpretive
coastal environment; coastal centre and an underwater
vegetation, recreation reserves, observatory at the end of the
car parking areas, a shared path jetty promoted its tourism
and some commercial lease sites credentials and provided an
are contained within the project impetus to repair the fire
area. damaged section. These works
were completed in 2010.
 3.0 The Place
10

Signal Park
Goose Cafe
Busselton Yacht Club
Sea Scouts
Geographe Bay Road (west) Equinox Cafe Barnard Park

Queen Street Busselton Jetty Sea Rescue Ford Road

Busselton Tennis Club Marine Terrace
Draft Busselton Foreshore Master Plan
3.0 The Place
3.1.1  Existing Functions 11
The foreshore currently contains
a mix of commercial and
recreation lease sites including:
_The
_ Equinox Cafe
_The
_ Goose Cafe
_The
_ Nautical Lady fun park
_Busselton
_ Tennis Club
_Busselton
_ Jetty Environment
and Conservation Association
(jetty train storage and
maintenance shed)
_Busselton
_ Sea Scouts
_Busselton
_ Marine Rescue Group

The area known as Signal Park is

used for informal recreation and
events as are the large, open
grass areas to the east of Scout
Road. Central to the project area,
where the core of activity occurs,
there are a significant number of
car parking bays. These bays
provide parking for visitors to the
commercial businesses as well
as day visitors to the foreshore
and jetty.
 3.0 The Place
12 3.2  Site Analysis the cultural precinct and into the
project area. Marine Terrace is
3.2.1  Accessibility likely to increase in importance
Movement to the Busselton over time as vehicle movement is
Foreshore project area is defined directed along this road as an
by the existing grid of streets. alternative entry into Busselton.
The grid network provides In this regard, the character of
excellent access for Busselton these roads (including of road
residents to the broader side development) is critical to
foreshore area. This ensures a one’s impression of Busselton as
strong sense of ownership of the Key entrance locations Existing bus routes Existing cycle path
a vibrant and interesting place to
foreshore by all Busselton visit and live.
residents.
Within the foreshore area itself,
3.2.2  Circulation - Existing and particularly within the area
The urban form of Busselton between Queen Street and the
comprises a grid of streets Goose Cafe, the movement
connecting to the foreshore via system is convoluted and
Marine Terrace and Geographe dominated by car parking.
Bay Road. The street blocks are Existing lease areas and the car
generally 100 metres deep and parking layout creates a
200 metres wide, providing for a confusing movement system that
permeable and legible road does not link in simple ways to
network. the activity of the foreshore. A
more legible internal movement
Marine Terrace and Queen Street system is required for the
function as key entrance foreshore.
corridors to the foreshore. Queen
Street provides the transition
between the town centre, through

Draft Busselton Foreshore Master Plan

3.0 The Place
3.2.3  Surrounding Development 3.2.4  Form and Character 13
and Activity Centres The existing buildings in the
Development surrounding the project area vary in terms of
project area is relatively low in building materials, quality and
scale and is generally design. However, common
characterised by single storey elements in the building form
detached dwellings on large include:
blocks. For this reason, a sense _generally
_ single storey form
of openness and informality (apart from the Nautical Lady
permeates the foreshore area. tower)
This character is punctuated by a _pitched
_ roofs of corrugated iron
slightly more intense form of _weatherboard
_ or rendered
development around Queen concrete facades
Street, where the town centre _alfresco
_ dining and terrace
transitions to the cultural areas
precinct. Heritage buildings of
red brick, stucco and limestone
provide a strong edge to the
Queen Street entrance into the
project area. To the east of the
cultural precinct lies the
Esplanade Hotel, a two storey
heritage listed building set back
from the street and containing an
01_ 02_
outdoor dining area. This forms
part of a broader collection of
short stay functions of informal
character along Marine Terrace,
01_ The existing Nautical
including two caravan parks. The Lady
historic Busselton Cemetery also 02_ The Goose Cafe
03_ Large Moreton Bay
intersects these hospitality figs provide shelter
functions, lending to the low for seating / picnic
areas
scale and open character of this 04_ Storage sheds in the
part of Marine Terrace. local vernacular

03_ 04_
 3.0 The Place
14 3.2.5  View Lines
Views to the coast are important
for orientation and providing a Portion of Equinox projecting into
sense of place. Key view lines view line
correspond to the movement The Goose terminates the vista
corridors that exist within the
project area - along those streets
that intersect with the coast.
Within the project area, both the
Equinox and Goose cafes project
into or block direct views to the
ocean. There is potential to
remodel the Equinox Cafe such
that the projecting element is
removed over the medium term.
The Goose Cafe is relatively new
and so will terminate the view to
the ocean from Stanley Street,
however oblique views to the
ocean can be retained.

A key objective of the Busselton

Foreshore Concept Plan was to
promote views from the cultural
precinct at Queen Street and
Marine Terrace through to the
jetty. In order to achieve this, any
development at the intersection
of Queen and Marine will need to
be appropriately set back in an
alignment to focus views to the
jetty, as indicated in the diagram
to the right.

Draft Busselton Foreshore Master Plan

3.0 The Place
3.2.6  Topography 3.2.7  Geology 3.2.8  Coastal Protection 3.2.9  Flood Potential 3.2.10  Vegetation 15
The project area is characterised The project area lies within the The foreshore protection works in According to a report prepared by Vegetation across the project
by low coastal dunes typically southern portion of the Swan the project area have developed Wood and Grieve Engineers dated area ranges from coastal heath to
less than 2.5 metres in height. Coastal Plain, characterised by over many years and vary in type, October 2008, there is potential managed park land. Throughout
These generally consist of a low lying marine and fluvial construction materials, for flood levels to reach between the dune system vegetation is
beach and intertidal zone and low sediments. The project area is structural condition and ‘crest 2.5m and 2.7m AHD when high relatively uniform and consistent
incipient fore dune followed by a characterised by unconsolidated level’. tides and significant storm across the length of the site with
wide area of undulating low calcareous sands of Holocene events converge. The City of vegetation grading from an open
dunes with shallow intervening origin. The coastal protection west of Busselton requires the minimum or closed herb land where
swales which rise to a low fore the Busselton Jetty is primarily finished floor levels for buildings vegetation commences above the
dune and swale. Behind the dune Based on a report prepared by provided by geotext sand along the foreshore to be set at high water mark at the incipient
system, the project area is flat. Wood and Grieve Engineers container groynes (large sand 3m AHD, which would account for fore dune, through to open heath
Ground levels range from 1m AHD (October 2008), the soil profile bags) and a concrete sea wall. potential flooding. land at the back of the fore
to 3m AHD across the project throughout the foreshore area Further west there is a short dunes. The area generally has a
area. The lowest point is central generally comprises: section of geotext sand container It is important to note that these sparse vegetation cover
to the project area near to the _0
_ to 0.1m: sandy topsoil - sea wall, built as a temporary flood level predictions do not dominated by herbaceous weed
Goose and Equinox cafes. vegetated measure to replace a collapsed factor in the potential for sea and introduced species.
_0.1m
_ to 2.5m - calcareous poorly section of the concrete sea wall level rise as a result of global Throughout the managed
graded sand and the longer ironstone rock warming. A detailed study of the parkland, various introduced
_2.5m
_ to 2.8m - seaweed layer seawall. To the east of the potential impacts of global species are present, including tall
_2.8m
_ to 4m - sand layer Busselton Jetty there is a low warming on flooding events is Norfolk Island Pines and Moreton
_4m
_ to 6m - sand transition to limestone wall adjacent to the required. Bay Figs. The size of these trees
clay soils Goose Cafe and another GSC make them a local landmark.
groyne. The jetty abutment is a Peppermint trees and Melaleuca
The seaweed layers may impact granite armoured structure with trees are also predominant
on the type of footings and a crest wall. throughout the parkland areas,
building design for structures acting as borders between roads
within the foreshore area. and the grassed reserves.
 3.0 The Place
16 3.2.11  Beach Amenity and areas of lawn, car parking, yacht low in scale. Secondary vehicle _Scout
_ Road to Milne Street: Low Ford Road and contains a large
Character club buildings and boat launch access limits dune size. dunes containing introduced car parking area.
The Busselton Foreshore project area _Core:
_ Primary area of foreshore and coastal grasses
area contains seven distinct _King
_ Street to High Street: activity containing a heavily _Milne
_ Street to Ford Road: Wider There are a number of formal and
areas, characterised by the Coastal vegetation with medium modified landscape. dunal area also containing informal access tracks down to
nature of vegetation, activity and to large Peppermint Trees Substantial car parking areas planted Norfolk Island Pines the beach area which are
buildings: _High
_ Street to West Street: are edged by introduced plant _Sea
_ Rescue: This building and identified in the diagram below.
_Yacht
_ Club: a heavily modified Coastal grasses and introduced species and cafe buildings. boat launch area intersects the
coastal area containing large lawn. Trees are introduced and area between Milne Street and

Draft Busselton Foreshore Master Plan

3.0 The Place
3.2.12  Contaminated Sites 3.2.14  Ground Water _structural
_ and architectural 3.2.17  Sewerage 17
A search of the Department of Groundwater levels have been articulation requirements There is no gravity sewer
Environment and Conservation’s observed over past years and are _footing
_ protection systems from infrastructure immediately
Contaminated Sites Database known to vary in level depending groundwater (for deep footing adjacent to the project area.
shows no areas thought to be on: systems) Private pressure mains are
contaminated along Busselton’s _distance
_ of bore from the ocean currently extending into the
foreshore. _tidal
_ level 3.2.15  Infrastructure project area to provide sewer
_summer
_ duration Provision of infrastructure for the connections for the existing
3.2.13  Storm Water Drainage _winter
_ rain duration project area such as power, water buildings and several private
The layout and location of _winter
_ rainfall volume supply and sewerage reticulation pump stations are located
existing car parks will change is not considered to be a throughout the area. The
substantially as a result of the Whilst a specific ground water significant issue from an capacity of these systems is
foreshore redevelopment. It is level is not known throughout the engineering perspective. Gravity unknown.
anticipated the existing drainage project area, given the close sewers and a pump station is
will need to be removed and new location of the ocean and the likely to be required. Placement 3.2.18  Power
drainage in the form of soak wells inland wetlands, as well as of infrastructure will need to have The existing overhead network
be installed to dispose of storm historical development within regard to the intended amenity of throughout and connecting to the
water generated on the hard Busselton’s town centre, the the foreshore, having particular site will likely need to be
stand areas. ground water level is likely to be attention for required buffers. upgraded through an
relatively high. The construction underground distribution system
Drainage runoff from buildings of basements throughout the 3.2.16  Water Reticulation and additional transformers and
will be retained on site by use of foreshore area is therefore There is an existing distribution switch gears may be required to
soak wells and water sensitive unlikely to be economically network of DN 100 water pipes satisfy the additional power
urban design gardens. Due to the feasible. adjacent to the southern requirements of the site.
high permeability of local soils, boundary of the project area in
no drainage problems are Building construction will require the southern verge of Marine
anticipated. Groundwater levels a specific geotechnical Terrace. It is likely that existing
will need to be confirmed to investigation as part of the smaller pipes throughout the
ensure soak wells are installed preliminary design process to project area will need to be
above the groundwater level determine: upgraded to DN 100 or larger
_estimated
_ soil settlement piping to supply any water
_estimated
_ differential activities and fire services.
settlement
_soil
_ bearing capacity
_footing
_ system requirements
 3.0 The Place
18

Ground level below 1m AHD

Cyclone Alby 1978: flood line

Ground level between 1m

AHD and 2m AHD

Ground level above 2m AHD

Draft Busselton Foreshore Master Plan

3.0 The Place
3.3  The Planning Framework 3.3.1  State Planning Policy 2.6 - The need for the provision of In the case of the Busselton Coastal Heights 19
State Coastal Planning Policy development nodes on the coast Foreshore, the cultural and SPP 2.6 establishes maximum
This section describes the State Planning Policy 2.6 (SPP is recognised by SPP 2.6. Such community benefits of providing height for development within
principal State level strategic and 2.6) is particularly relevant to the nodes may be developed within some development on the 300 metres of the coast. All
statutory considerations that Busselton Foreshore, in that it: the setback but should only be foreshore between West Street urban development, including
affect the planning and _sets
_ requirements for located where necessary and Brown Street means that residential, hotel, short stay
development of the Busselton calculating coastal physical ancillary coastal protection providing coastal defences for accommodation, car parking,
Foreshore. As a general rule, process setbacks to protect structures would not result in infrastructure is appropriate. A retail and office development, or
State Planning Policies and development and land use from erosion or destabilisation of report prepared by Shore Coastal any combination of those uses, is
strategies inform the physical coastal processes and adjacent coast. in April 2011 provides some limited to a height of five storeys
development of local government the effects of climate change indication of the approach to (and not exceeding 21 metres).
planning instruments. No _limits
_ height of buildings within The Coastal Physical Setback for coastal defences along the
attempt is made to document 300 m of the coast the City of Busselton has been foreshore near to the Busselton Where there is broad community
every applicable policy. _provides
_ guidance relating to defined in a study prepared by Jetty. The report recommends support, and where local
development and land use along Damara WA in June 2011. This that a seawall with a crest level of conditions support taller
the beach study provides for detailed 3m AHD to 4m AHD may provide buildings, development may be
assessment for likely impacts of reasonable protection given approved up to eight storeys and
SPP 2.6 is presently under review climate change on coastal current sea levels. An additional 32 metres in height.
by the Western Australian erosion for Geographe Bay. The allowance for a 0.4m sea level
Planning Commission. report recommends that the rise would require seawall crest
Importantly, the proposed concept of a ‘defendable line’ levels to be about 1 metre higher.
changes in methodology to the erosion management strategy,
measurement of setbacks presently being used by the City
include a sea level rise to 0.9m to of Busselton, remains a valid
2110 based on IPCC Assessment approach.
Report 4. The revised policy is
also likely to include requirement
to consider both erosion and
inundation when assessing
setbacks.
 3.0 The Place
20

Project Area

Draft Busselton Foreshore Master Plan

3.0 The Place
3.3.2  Planning Bulletin 83 3.4  Local Planning 21
Planning for Tourism
The Busselton Foreshore has Development on the Busselton
long been a tourist drawcard for Foreshore is currently subject to
visitors to the region. Planning the City of Busselton’s Town
Bulletin 83 provides guidance on Planning Scheme No. 20. The
the development of tourism project area is currently reserved
precincts and highlights the for recreation.
importance of strategic planning
for tourism. The City of Busselton is
progressing an amendment to
Short stay accommodation was Town Planning Scheme No. 20 in
identified for the Busselton order to create a Development
Foreshore in previous planning Zone over part of the project
proposals including the recent area. This will facilitate the
Busselton Foreshore Concept development of the foreshore
Plan. This is in recognition of the consistent with this Master Plan
project area being accessible, and allow development
unique, having an excellent standards to be implemented.
setting and there being a lack of
short stay accommodation close Reserve Rationalisation
to Busselton’s town centre and The City of Busselton is
beach front. Based on the undergoing a process to
guidance notes established in rationalise the existing reserves
Planning Bulletin 83, short stay throughout the Busselton
accommodation would be an Foreshore area in order to allow
appropriate land use for the implementation of the Master
Busselton Foreshore. Plan. In particular, the existing
tennis club, an A Class reserve,
will need to be reclassified in
order to allow for proposed
development. The City is
undertaking this process in
consultation with the Department
of State Lands.
22

recommend
Draft Busselton Foreshore Master Plan
4.0 Recommend
The recommendations for the 4.1  Activities 1. The beach / foreshore is the 2. Acknowledge the role of the 23
Busselton Foreshore Master Plan focus for activity and remains the foreshore as containing a range
are separated into four sections, The recommendations relating to primary attraction at Busselton of activity precincts – an active
being: activities seek to improve the core for tourists / events, a space
_Activities performance of the foreshore as Busselton Foreshore is a regional for families, an active recreation
_Sustainability a destination, support existing tourist attraction and it is precinct and a youth activity
_Car Parking and businesses, acknowledge and important that it respond to this precinct.
_Movement strengthen the importance of the role. The Master Plan should
Busselton Jetty and improve the respond to the beach being the A number of activity precincts
The recommendations reflect the overall impression of the key focus of activity, reflecting its have been identified through
consultation that has occurred foreshore area. status as a destination and analysis and recognising the
throughout the concept plan community asset. Activity that outcome of prior community
process as well as through the occurs on or adjacent to the engagement. New infrastructure
more detailed master plan beach / foreshore should be and programming should support
preparation and the analysis complementary to its informal these foreshore precincts. The
undertaken. and casual character and location of these precincts
promote its use – be they recognises the relationships that
The recommendations form the permanent structures, they have to one another and the
basis of the Master Plan. commercial premises or synergies that can be borne by
temporary event spaces. merging some infrastructure
elements.

Infrastructure, activities and

community facilities should
support the function of each
foreshore precinct. As such, it is
recommended that the water
park should be located within the
active core so that it provides a
complementary water function to
beach sports and play. The skate
park and sea scouts / surf life
saving club have obvious
synergies, whilst active
recreation areas can be located
away from the core.
 4.0 Recommend
24 3. Encourage intensive, good footpaths and allow space for To encourage activation _Recreation
_ and leisure (dive
quality retail, short stay and alfresco dining. throughout the foreshore and shop, snorkel shop)
commercial activity along the key support local businesses, as well _Community
_ (interpretation /
structural movement spines in To further enhance the as take advantage of the museum space)
the active core, Queen Street and experience of visitors to foreshore’s unique setting and _Short
_ stay (hotel, serviced
Marine Terrace and identify Busselton Foreshore and location, short stay sites should apartments along Marine
community / commercial anchors promote pedestrian movement, be provided for along Marine Terrace)
at the node points to act as activity anchors should be Terrace. These sites are set back
movement magnets. located at the eastern and from the active core, whilst
western edges of the active core helping to frame the entry to the
The active core needs to provide – ostensibly around the existing foreshore area. The population of
an engaging environment and Goose / Jetty node and Equinox visitors within these new
encourage pedestrian movement node. buildings will help to enliven the
and lively activity. Retail that foreshore and give it a vibrancy
relates to Busselton and the Queen Street acts as the key beyond existing peak usage
Geographe Bay region as well as movement link to the foreshore times.
food and beverage outlets should and should be strengthened by
be concentrated along the new way of built form and active All buildings should be designed
east – west movement spine. frontages along its eastern edge. to respond to the coastal setting,
These functions, be they This will encourage pedestrian maintain the casual sense of
temporary market sites or more movement from the town centre place and touch lightly on the
permanent buildings will act as a and cultural precinct through to landscape. Light weight
frame to more informal activity the Equinox node and along the materials, extensive use of
within the active core or verandah beach promenade. glazing and openable facades
space. The urban design of this should predominate where
area should consist of well The BJECA train house should be appropriate.
defined and attractive buildings relocated into a purpose built
that acknowledge their location facility that is attractively Appropriate uses for the
within a landscaped setting, presented to the foreshore and proposed buildings include:
whilst also framing activity along helps to anchor the Goose / Jetty _Retail
_ (surf/beach shops, region
the active core / beach node. Other buildings around this based lifestyle shops,
promenade. Single storey kiosks, node will also help to frame souvenirs)
and larger 1 to 2 storey buildings activity within the active core. _Eating
_ and drinking places
should frame pedestrian (cafes, restaurants, ice cream
parlour, bar, bakery)

Draft Busselton Foreshore Master Plan

4.0 Recommend
4. Modify the Equinox Cafe 5. Provide space for temporary 6. Provide for improved district 25
building to facilitate clear sight activities and events and sporting facilities, a relocated
lines along Queen Street to the strengthen Busselton’s position tennis and croquet club and
foreshore and strengthen this as the events capital of Western space for festival events.
node area by providing for a new Australia.
commercial lease site. New soccer and cricket pitches
Reflecting Busselton Foreshore’s should be accommodated to the
The Equinox Cafe is a famous regional recreation role and east of Brown Street designed to
local landmark and should centre within the south west, provide for District level
remain as a critical element space for events and activities standards. Associated multi use
within the foreshore. The existing that can accommodate large club facilities and buildings
building extends into sight lines numbers of people is necessary. should be located at the
to the beach and ocean from Signal Park provides for this role intersection of key movement
Queen Street, which diminish the in part, however temporary lines to support the structure of
visual connections to the market space, festival space and the foreshore – namely at the
foreshore. By allowing for two the like can be provided within intersection of Brown Street and
storey development capability in the active core and along new Geographe Bay Road. To
the foreshore nodes, and framing movement lines. These large accommodate the short stay
views to the ocean, a better sense activities would most likely be developments and provide for
of place and legibility can be accommodated over large areas expansion of the club, the existing
established throughout the and require temporary road Busselton Tennis Club needs to
foreshore area. closures. In this regard, the be relocated to a new site east of
streets throughout the foreshore Georgette Street. This new
The two storey building form should be designed as shared facility will have the capacity to
would allow restaurant / eating spaces that can accommodate provide for regional and national
terraces to be created at upper pedestrians and events. Space level events.
levels, maximising view potential for smaller temporary activities
from this unique location, whilst can also be provided throughout
not diminishing the open the project area in the grassed
character of the broader areas adjacent to the beach
foreshore area. promenade.
 4.0 Recommend
26 4.2  Sustainability 7. Create a continuous and open 8. Design new beach 9. Locate any short stay 10. Establish minimum floor
green spine along the length of infrastructure to respond to the residential functions away from heights to buildings at 3m AHD.
The impacts of climate change the foreshore to connect outcomes of the coastal reports the coast and only place smaller
and sea level rise are important precincts, provide for open views prepared by Shore Coastal. commercial buildings with less To account for storm surge
considerations for Busselton’s and retain a sense of informality value near to the coast or behind events, new buildings throughout
foreshore. This Master Plan has and openness to the area. The existing seawall is currently reinforced beach areas. the foreshore area should be set
taken information and being replaced with a new to a minimum floor level of 3m
recommendations from earlier A key structural element to the engineered structure developed It is considered appropriate to AHD (for habitable rooms). Car
reports and the BFWG’s foreshore should be the provision by Shore Coastal following a place any infrastructure/ parking and service areas can be
sustainability matrix to inform its of a continuous, open and series of coastal studies. It is buildings of significant value located at natural ground level.
design, therefore these attractive green link from east to intended that this multi layered behind coastal protection devices Where buildings need to be raised
recommendations form a west along the foreshore. The design, faced with granite stone, such as sea walls and berms so in height from the ground, the
consolidated set of ideas that link may be crossed by movement will be extended eastwards to that their value can be retained level transition should be
have been established by earlier lines, but should be free of protect the active core of the over the long term. Major carefully designed to minimise
work. As knowledge about buildings and car parking. A foreshore redevelopment and at buildings of very significant value, negative impacts on the public
climate change specific to the range of activities can be a height of approximately 4.00 such as short stay realm. Use of terraces,
Busselton region improves, accommodated within the green AHD. This means that the accommodation premises, landscaping and modified
alternative approaches may be link, be it coastal gardens, foreshore seawall will be of one should be setback from the coast landforms can minimise the
required. grassed event areas, sporting consistent height from West as much as possible. appearance of raised floor levels.
ovals or the relocated tennis club. Street to east of Scout Road, and
level with the jetty deck. The
By providing for a continuous impact of the added coastal
green link, the public nature of protection is that the ground level
the foreshore can be retained and of the inner core is raised and/or
enshrined through formal design managed as part of the
features. It will also ensure that redevelopment concept and the
any buildings within the foreshore design of the hard landscaping
are developed within a distinct edging the beach within the inner
landscaped, coastal setting, core area will need to be carefully
whilst also separating the larger designed to allow for beach
form of development along access, view lines, seating and
Marine Terrace from the lower, general use by visitors while
pedestrian scale of development maintaining the 4.00 AHD height
along the beach promenade and requirement
active core.

Draft Busselton Foreshore Master Plan

4.0 Recommend
11. Only locate critical 12. Retain and manage dunes for 13. Implement managed 27
infrastructure (emergency coastal protection along the aquifer recharge
access and beach paths) and foreshore.
landscaping in dune areas. Implement the Managed Aquifer
The dunes provide important Recharge in order to help
Given the nature of activity that protection of infrastructure from maintain the fresh/ saline water
occurs along Busselton storm events and wave action. interface and improve the ground
Foreshore, some infrastructure They also stop windblown sand water quality. This should be
will be necessary within from being deposited upon the achieved through filtration of
important environmental areas leeward recreation areas. It is stormwater through drainage
such as the beach dunes. Access acknowledged that due to cells in the car parks and swales
paths, shared paths along the prevailing winds and coastal in the landscape.
coast and emergency access are processes that the dunes will
required in this area. In order to have a relatively flat profile, Develop and implement an
minimise costs of maintenance, however they are still important Irrigation Management Plan for
the design of access paths in elements within the morphology Busselton Foreshore. The
particular, should use materials of Geographe Bay and contribute management plan should include
that can be easily replaced such to the coast’s defence ‘fit for purpose’ landscape
as wooden planks or matting to mechanism. Therefore, it is management, hydro zoning and
minimise erosion. recommended that vegetation eco-zoning and seek to improve
and the dunes be maintained irrigation efficiency through the
which will ensure their stability in application of computerised
storm events. irrigation systems and water
sensors.
 4.0 Recommend
28 4.3  Car Parking 14. Clearly delineate car parking Road geometry should be 15. Evenly distribute the provision
areas and ensure movement designed to reduce vehicle speed. of car parking throughout the
The recommendations relating to systems are clearly delineated The objective is to create an study area.
car parking deal with issues and separate to improve legibility environment where pedestrians,
highlighted during community of the movement network. cyclists and public transport can Car parking is currently
engagement and through have an equal right to the space. concentrated along the beach
analysis. The recommendations The car parking areas at This will allow adjacent promenade area such that it
seek to remove car parks from Busselton Foreshore are a development to have a more dominates the space and
the core areas of the foreshore dominant feature of the prestigious address and improve detrimentally affects one’s
and place them on the periphery, landscape and form part of the opportunities for buildings to impression of Busselton as a
as well as improving access and convoluted movement system relate to the public realm. regional tourist destination.
legibility. around and through the project People visiting the foreshore view
area. As a result, movement a sea of car parking rather than
1,043 bays are intended to be systems do not function as the ocean behind it. It is
incorporated throughout the streets or spaces that can proposed to evenly distribute the
foreshore precinct, which is an support activity. car parking throughout the study
increase on the current number area and to effectively service
of bays however there is a greater Movement systems must be various activity nodes. Car
reliance on street and shared reinstated as spaces for people parking will be in the form of
parking areas. Car parking will that can support access to short term on-street parking,
also occur informally during facilities whilst also supporting longer term parking within
events, where parking is directed activity and businesses. The landscaped car parks and
to ovals and grassed areas away streets must be created as generally provided as shared
from activity. shared spaces within the core facilities. This will reduce the
area of the foreshore, whilst visual dominance of the car
periphery roads must act as parking and allow for better
traditional streets where trees traffic management.
and footpaths provide both
pedestrian comfort and
definition.

Draft Busselton Foreshore Master Plan

4.0 Recommend
16. Provide a range of parking 17. Provide signage location car 18. Provide events parking within 29
options: short term parking on parking areas and availability. grassed areas and on ovals to the
the street, long term parking in east of Brown Street and on the
on grade car parks and secured Sophisticated parking guidance periphery of Signal Park.
parking for the short stay / and way finding systems,
private development. including meter eyes and time To support events within the
monitoring equipment are foreshore area, it is appropriate
Shared public parking is to be essential to inform drivers of the to allow for overflow parking
actively encouraged throughout various parking options available areas throughout the foreshore.
the foreshore to discourage the in the foreshore area. They are to The ovals to the east of Brown
allocation of public parking for be installed in locations that will Street can provide for this need.
specific users. Parking for the inform drivers prior to reaching Parking can be controlled by way
disabled, bays for parents with the area and at the entry to car of bollards around the periphery
prams, dedicated bus, caravan parks. of the ovals / Signal Park with
and trailer bays and service gates that are opened during
vehicle bays are to be provided in Options include: event periods. Parking
appropriate locations throughout _On _ Queen Street prior to the attendants / management should
the car parking areas. Pick up / intersection with Marine Terrace be adopted during event times to
drop off zones will also be located _At
_ the corner of Marine Terrace direct vehicles to the appropriate
at key points. and Brown Street parking areas.
_At
_ the entrance to each car park
and
_On
_ West Street on approach to
the foreshore
 4.0 Recommend
30 4.4  Movement 19. Create a simple, logical and Queen Street (north of Marine 20. Strengthen north – south coast. This will filter into a shared
pedestrian friendly road system, Terrace) and the new internal pedestrian links between the path system that runs parallel to
A simple movement network where streets are places for roads will function as shared existing town and foreshore, the coast and allows pedestrians
promotes pedestrian people, cyclists and vehicles. streets, where pedestrians and whilst also maximising the and cyclists to enjoy Geographe
permeability and legibility along cyclists are given equal or higher benefit of the coast by way of an Bay. This coastal movement
with clear vehicle access. A Busselton’s framework of streets priority than vehicles. Vehicle east – west beach promenade system also helps to connect the
robust movement network can should be simple, pedestrian speeds in these shared spaces and shared path system. various foreshore functions such
also allow public transport to friendly and contribute to the will be kept to 10 km per hour to as the tennis facility, sporting
access the foreshore should that intended character of the area promote pedestrian comfort and The pedestrian / cycle movement ovals, cafes, restaurants and
be viable. A traditional grid – relaxed, informal, comfortable safety. This will enable the pattern in Busselton is two-fold. picnic areas.
pattern reflective of Busselton’s and vibrant. To improve shared streets to function as The first allows movement from
structure has been adopted for connectivity and legibility, spaces for events and places that the town to the coast along
the foreshore, including shared Busselton’s simple but robust support the overall function of existing roads and pathways that
streets and an emphasis on a grid system has been interpreted the foreshore as an active are aligned perpendicular to the
comfortable pedestrian for the foreshore. West Street, destination. foreshore. This maximises
environment. Stanley Street, Brown Street, community connection to the
Georgette Street and Ford Road area by way of physical and visual
provide important and regular connections. The north - south
connections to the coast. pedestrian links can be improved
to the town centre by providing a
The urban design approach is to comfortable and accessible
strengthen these links through pedestrian route along Queen
complementary form. Marine Street by way of a shared street.
Terrace should function as an The pedestrian crossing at
important entry to Busselton and Marine Terrace should be
the foreshore, so it has been prioritised by way of a zebra
designed as a street with wide crossing or raised road profile.
footpaths, street trees to direct
views and provide shade as well The second movement system is
as on street parking. Marine along the coast. A beach
Terrace can also have mixed use promenade within the active core
traffic lanes for both vehicles and will allow beach activities to spill
commuter cyclists and will up and onto the grass terraces of
connect into the future cycle the foreshore and provide a
network around Busselton. permeable connection to the

Draft Busselton Foreshore Master Plan

4.0 Recommend
21. Develop a clear and legible shared path are required to give 22. Develop Queen Street as a 23. Encourage pedestrian links 24. Provide adaptable and 31
cycle network with bike facilities way to pedestrians and ride shared space and attractive through the large street blocks inexpensive beach access.
that respond to the different slowly. The paths will connect entry precinct that accommodating the short stay
types of cyclists within the into the shared movement accommodates all traffic, land use functions. Ephemeral and traditional beach
Busselton Foreshore precinct. system moving through the provides a comfortable access paths are proposed that
project area. pedestrian environment and There is an opportunity to retain may include matting to minimise
To minimise conflicts between brings people from the town the open character of the sand drift and erosion. The
cyclists, cars and pedestrians centre into the foreshore. foreshore and improve visual beach access points should link
two different types of cycle ways linkages whilst also minimising with small recreation nodes along
have been proposed for Queen Street will be designed as the potential for an urban wall the foreshore, such as toilet
Busselton's Foreshore. a comfortable space that allows along Marine Terrace by providing facilities, barbecues and seating
for positive first impressions of for pedestrian links and areas.
Commuter and high speed the foreshore area. Pedestrian landscape view corridors through
Cyclists – On street cycle lanes and cycle movement will be given large street blocks. The future
The low speeds of Marine Terrace priority and vehicle speeds will short stay sites should contain
will enable cyclists to share the therefore be slow. Short stay controls that allow pedestrian
road in on street cycle lanes. buildings with active ground flow between Marine Terrace and
Aimed specifically at commuter floors will encourage movement the foreshore proper.
cyclists, riders will travel in from the cultural precinct
dedicated cycle lanes next to through to the foreshore area
other road users. Bicycle logos whilst also directing views to the
should be applied on the roadway Busselton Jetty.
to remind drivers to expect the
presence of bicycles. (an
alternative would be a dedicated
cycle lane)

Recreational Cyclists, Families

and Children – Shared Path
The beach promenade and
foreshore area will include a
shared path for both slow cyclists
and people walking. Signs and
road markings will indicate the
shared paths. Cyclists on the
32

Draft Busselton Foreshore Master Plan

the plan
5.0 The Plan
5.1  Concept Approach to coastal and urban geography. It The Master Plan has been preparation of the Master Plan _maintaining
_ a sense of 33
Master Plan responds to sense of place and developed to directly respond to are: openness and visual
connects to the urban setting of the project opportunities _enhancing
_ the foreshore permeability
Consistent with the vision, the Busselton. identified through the Visioning experience _enhancing
_ access to and
foreshore is set to become the process detailed in the Busselton _building
_ on the existing usability of the coast
principal playground and A revitalised Busselton Foreshore Foreshore Concept Plan. The key movement framework _maximising
_ pedestrian amenity
recreation space for residents will become a major new drivers and structural elements Busselton _protecting
_ the coast
and visitors to Busselton. The attraction for the south-west of that have influenced the
Master Plan celebrates its unique Western Australia.
 5.0 The Plan
34 5.2  Master Plan Framework 5.2.1  Movement Network Movement along the coast is also zones and central medians can spaces where trees and
The movement network for important. Geographe Bay Road help to slow traffic. footpaths provide both comfort
The Master Plan Framework Busselton Foreshore provides for is retained as a key movement and definition. Road geometry
helps to define design vision, pedestrians, cyclists, vehicles, line parallel to the coast and North South Pedestrian Links should be designed to minimise
presenting a holistic image of the tour buses and allows for long connects the various nodes, be Pedestrian links between Marine vehicle speed. The objective is to
area whilst focusing on design term public transport links. they small seating and beach Terrace and the beach create an environment where
quality at a local level. Pedestrians and cyclists are access areas or the higher promenade will be critical to pedestrians, cyclists and public
Throughout the project area, key purposefully prioritised over intensity core. retaining the open and informal transport also have equal right to
elements such as land use, vehicles throughout the foreshore nature of the foreshore. The the space. This will allow adjacent
movement networks, and built and particularly within the core Access to the coast is permeated short stay and verandah spaces development to have an improved
form outcomes are detailed in area. by breaks in buildings to provide will be interspersed with entry setting and allow
order to provide an over arching pedestrian and cycle access to pedestrian ways so that opportunities for buildings to
framework for the area. The existing grid of streets the foreshore. Interstitial spaces comfortable spaces are created relate to the public realm.
Statements of desired character throughout Busselton provides will provide activity and amenity throughout the foreshore. This
demonstrate the varying and for a very permeable and legible through these movement will also ensure that an urban Car Parking
complementary nature of areas network. At regular intervals corridors. The corridors create a wall is not created along Marine The approach to car parking at
within the foreshore area. between 150 metres and 200 break in the urban form, opening Terrace and access to the ocean the Busselton Foreshore is to
metres, streets connect to the additional vistas to the sea. from the existing urban fabric is prioritise pedestrians and cyclist
coast, providing for equitable retained. amenity. In this regard, parking
access and a shared sense of Legibility areas are relocated from the
ownership of the foreshore. The Busselton foreshore’s framework Delineate Streets and Car centre of the foreshore to the
Master Plan builds upon this of streets should be simple, Parking periphery, whilst still providing
existing movement network to pedestrian friendly and The car parking areas at for service access and special
provide access to the foreshore, contribute to the intended Busselton Foreshore are the needs parking near to
and arrange functions in a logical character of the area. To improve dominant feature of the restaurants and cafes.
manner. A legible movement connectivity and legibility, the landscape. Legibility is
network within the project area overall road network should be minimised and alternative The Master Plan removes 261
allows access to existing and simple and avoid complicated movement patterns are bays from key pedestrian areas
future buildings and connects to and tortuous traffic movements. restricted. As a result, the streets within the foreshore, namely:
parking spaces which are In this regard, the new street do not function as places in their _70
_ bays to the west of the
purposefully located away from system will be created as shared own right, but simply as Equinox cafe
the core activity areas, thus streets with ample pedestrian extensions to the car parks. _94
_ bays between the Equinox
maximising pedestrian comfort zones to promote use and street and Goose Cafes
and amenity. trees to shade footpaths. On The new movement corridors _49
_ bays to the east of the Goose
street car parking, slow vehicle must be reinstated as traditional Cafe

Draft Busselton Foreshore Master Plan

5.0 The Plan
_32
_ bays also acting as 16 trailer / one’s impression of the Busselton _At
_ the entrance to each car park along Geographe Bay to the west 35
caravan parking bays near to Foreshore as a tourist and of Queen Street
the Goose cafe destination. People visiting the _On
_ Marine Terrace
foreshore are presented with a Recreational Cyclists, Families
The remodelled foreshore will convoluted movement system. Improve the Visual Appearance and Children – Shared Path
provide a total of 703 off street Therefore, it is proposed to evenly of Car Parking The foreshore promenade will be
parking bays, 340 on street bays distribute the car parking In order to minimise the visual a shared path for both slow
as well as approximately 300 throughout the study area in the prominence of the car parking cyclists and people walking.
bays within the proposed short form of short term on-street and to improve the character of Signs and markings will indicate
stay sites. Parking for caravans parking and longer term parking. the area, tree planting for shade the shared paths. Cyclists on the
and tour buses will also be This will reduce the visual as well as water sensitive urban shared path are required to give
provided to the east of the dominance of the car parking and design principles should be way to pedestrians and ride
foreshore core near to the cricket allow for better traffic incorporated into the redesigned slowly. The paths will connect to
/ soccer fields as well as within management. car parks. This will enable clearer the existing shared path along
the Geographe Bay Road car park pedestrian links, improved Geographe Bay.
to the west of the core activity Wayfinding for Car Parks amenity and allow water runoff to
area. Sophisticated parking guidance be appropriately filtered into the Bike Facilities
and way finding systems, groundwater aquifer. To accommodate and encourage
During events, or periods where including meter eyes and time cycling, other bike facilities will
there is significant demand to monitoring equipment are Clear and Legible Cycle Network be provided including bike
park at the foreshore, the essential to inform drivers of the To minimise conflicts between parking (to Australian Standards)
grassed reserves can be utilised various parking options available cyclists, cars and pedestrians throughout the foreshore area.
for overflow parking. This is in the foreshore area. They are to two different types of cycle ways Public toilets will include shower
consistent with the approach to be installed in locations that will have been proposed for and changeroom facilities for
manage and direct the parking inform drivers prior to reaching Busselton Foreshore. cyclists. Secure bike parking and
throughout the foreshore and not the area and at the entry to car bike hire could be incorporated
cater for peaks in parking parks. High speed Cyclists into the community and
demand to the detriment of the Upon entering the core area of commercial facilities.
amenity of the foreshore. Options include: the foreshore, high speed cyclists
_Prior
_ to the intersection of will be directed away from the
Distribution of Car Parking Queen Street and Marine foreshore promenade and onto
Car parking is currently Terrace the shared space to the rear of
concentrated along the beach _At
_ the intersection of West the cafe buildings, rejoining the
front such that it dominates the Street and Geographe Bay Road existing shared path that runs
space and detrimentally affects
 BUSSELTON FORESHORE MASTERPLA
03.04.2012

36

36

2
35 12
B
19 20 21 38 B
12 B
15 18 T
T
P
13 14 8
P
29 11 T 17
12 B B
16
T 22
T P 9
5 6 7
B T T P

8 22 3
10 23
B
P 10 22
9 P
5 4
B 3 23
2 9
B 24
5 P 23
8 22

B
B
1
4 P
RD B
BAY
P
E T
APH

STAN
OGR
29
2 GE 24

LE
P

Y ST
QUEE
GALE ST

N ST
WEST ST

Draft Busselton Foreshore Master Plan

AN 2
P
P

P
28
P
31

36 P
P 25
B
T

FORD RD
2 B P
35 12 26 27
B
19 20 2 CE
21 38 B INE T
12 MAR
B
37
T
15 18 T 27
32

GEOR
P 24
13 14 8
P
29 11 17

GETT
T
12 B B
16
T 22
P 9

E ST
T
7
6 T T P 30 37

CARE
B

8 22 34
10 23 CE

Y ST
P 10 22 INE T
9 P P MAR 31

MILN
23
2 9

E ST
24
23 P P
8 22 28

BROW
1
4 2

N ST
P
B
P P
T
STAN

29
24 P 25
B
LE

P
T

FORD RD
Y ST

B
QUEE

P
26 27
N
ST

2 CE
B INE T
MAR
27 37

GEOR
24
Legend

GETT
1 Signal Park (provision for over 23 Short stay accommodation
flow parking) 24 Marine Terrace

E ST
30 2 Shared path 25 Multi-use sports club facility
P
CARE

3 Reconfigured car park 26 Playground

34 4 Outdoor fitness zone 27 Cricket / soccer ovals
CE
Y

5 Beach viewing platform 28 Tennis / Croquet club

INE T
ST

MAR 6 New cafe building with 29 Primary public art locations

MILN

public toilet facilities 30 Maintenance compound

7 The Equinox Cafe 31 Regional Conservation Park
E ST

8 Shared streets 32 Sea rescue

9 Pedestrian paths 33 Potential future public toilet
10 Powered sites - long term location
BROW

kiosk sites 34 Potential area for Veterans

11 Water play Car Club
N ST

12 Beach promenade 35 Queen Street swimming jetty

13 Amphitheatre/Events space 36 Potential boat mooring facility
14 Nautical Lady 37 Emergency Services
15 The Goose exhibition and Competition
16 New cafe building area
17 Railway House 38 Drop off
18 Young Children’s Playground B Area for groups of BBQs, Shade
19 Youth Facilities Building and Seating
T
housing Sea Scouts and Surf Toilets
Life Saving Club P Parking
20 Skate Park/Youth Activities Area Short stay lease sites
21 Grassed event space Potential area for short stay
22 Transitional gardens buildings
Beach Access
 5.0 The Plan
38 5.2.2  Built Form The arrangement of buildings
The approach to built form is in throughout the core will retain
direct response to the desires of visual links to the foreshore.
the community expressed Breaks in building form will
through the Foreshore Concept contribute to a sense of
Plan and to the objectives of permeability and openness. At
protecting the open and informal no point will a wall of
character for the Busselton development break the link
Foreshore. Buildings are also between the existing urban area
arranged to frame activity, view and the foreshore.
corridors and help to formalise
the structure applied to the Away from the core there will be
project area. few buildings other than those
that support the recreation and
The area of greatest built service functions planned for the
intensity is the core. Here, single foreshore. Single to two storey
to two storey buildings will frame club room buildings will be
the promenade and ‘verandah’ located along Geographe Bay
space adjacent to the beach. A Road for the multi use sports
continuous green corridor will facility and for the relocated
separate the beach side buildings tennis and croquet clubs. The
from short stay buildings of up to sea rescue building will be
four storeys plus loft which will retained in its current location.
be located along Marine Terrace
From Queen Street to Brown
Street.

Draft Busselton Foreshore Master Plan

5.0 The Plan
Architecture and Design Development will be 39
Buildings within the project area contemporary in architectural
will reflect its coastal setting, the expression and address adjacent
context of Busselton’s vernacular streets and the surrounding
and its informal character. The public realm through window
scale of buildings will reflect their placement, balconies, terraces
function, from kiosk style and entrances. Active frontages
pavilions to two storey club will be focused onto appropriate
houses and four storeys plus loft areas in the core and along key
hotel / short stay premises. movement lines.

Openness and informality will be

reflected in building design
through use of light weight
materials, maximising terrace
and alfresco areas and blending
indoor and outdoor spaces.
Development will also contain a
sense of quality and permanence;
the buildings will lightly touch and
belong to the beach and
landscape setting of the
Busselton Foreshore. All
buildings require a high level of
detailing given their public
prominence, providing visual
interest and an appropriate edge
to activity. Good lighting, access
and visibility will be necessary
around the buildings as well as
throughout the foreshore area
and particularly along key
movement lines. Surveillance of
the public realm will be facilitated
by the activity generated as part
of the foreshore development.
 5.0 The Plan
40 Height
Building height across the project To reinforce the ‘activity magnets’
area responds to: at Queen Street and the Stanley
_the
_ desire for pedestrian scale Street, height up to two storeys is
along the foreshore promenade proposed. Activity within the
_definition
_ of activity nodes near promenade area will be
to the Busselton Jetty and contained by single storey kiosk
where Queen Street meets the style buildings.
foreshore
_limiting
_ height near to the beach
and allowing for up to four
storeys plus loft adjacent to
Marine Terrace

The community engagement

process relating to the Busselton
Foreshore Concept Plan
identified that the scale of
development throughout the
project area should respond to
pedestrian comfort and maintain
an informal foreshore character
whilst promoting activity. In this
regard, and to maximise views to
the ocean, the height of buildings
steps from one storey at the
beach front up to four storeys
plus loft adjacent to Marine
Terrace.

Draft Busselton Foreshore Master Plan

5.0 The Plan
41

Section AA showing Marine Terrace and potential form of the short stay sites.
 5.0 The Plan
42

Section BB showing relationship of the hotel building to Marine Terrace.

Draft Busselton Foreshore Master Plan
5.0 The Plan
43

Section CC showing Marine Terrace and potential form of the short stay sites.
 5.0 The Plan
44

Section DD showing the internal shared street and powered site (long term kiosk).

Draft Busselton Foreshore Master Plan

5.0 The Plan
45

Section EE showing the potential form of the Queen Street node.

 5.0 The Plan
46

Section FF showing the potential form of the Jetty node.

Draft Busselton Foreshore Master Plan

5.0 The Plan
47

Section GG showing the form of the Sea Scouts and Surf Life Saving Club building.
 5.0 The Plan
48

Section HH showing the potential form of the Multi Use Sports Facility

Draft Busselton Foreshore Master Plan

5.0 The Plan
49

Section II showing the potential scale of the tennis club building.

 5.0 The Plan
50

Draft Busselton Foreshore Master Plan

5.0 The Plan
5.2.3  Land Use Activity Nodes The Verandah Youth Precinct 51
Busselton Foreshore is intended Two activity nodes exist at the The ‘verandah’ space will tie the A skate park and adventure
to be a ‘playground’ for residents intersection of the foreshore and two nodes together and frame playground is also to be located
and visitors alike. This idea has key movement lines - one at activity within the core of the near to the Goose Cafe. This will
informed the various functions Queen Street relating to the foreshore area. Single storey be framed by a building
and land uses that are planned Equinox Cafe and one at the pavilion / kiosk buildings are to be containing space for the surf life
for the project area. The rationale extension of Stanley Street located along the central saving club, Busselton Sea
for land use is based on the relating to the Busselton Jetty movement corridor and will also Scouts and an occasional kiosk
following principles: and Goose Cafe. These nodes address the coast / foreshore. for youth events.
_complementing
_ and not contain restaurant functions These buildings will contain small
competing against existing which will be retained in the bars, cafes, tourist focused Short Stay
centres within Busselton Master Plan. The intensity of the shops or other such land uses To complement the foreshore
_reinforcing
_ existing activity Queen Street node will be that complement the foreshore activity, short stay
nodes and movement lines enhanced to include an additional vision. accommodation buildings will be
around the Busselton Jetty at cafe / restaurant building. This located along Marine Terrace
the Goose and Equinox Cafes will combine with a remodelled A waterplay area, grassed between Queen Street and Brown
_focusing
_ activity around Equinox Cafe to frame the view to terraces and ample seating will Street. These facilities may also
hospitality, recreation and Geographe Bay (currently part of allow for informal, disorganised contain a hotel bar and
tourism the Equinox Cafe projects into the activity that can spill across the restaurant, meeting and
_providing
_ short stay Queen Street view corridor). The foreshore promenade and onto conference space as well as
accommodation to assist the Busselton Jetty node will retain the beach. Geographe Bay lobby facilities. Parking for the
viability and attractiveness of the Goose Cafe, whilst the attracts significant numbers of short stay accommodation will be
the foreshore Nautical Lady will be removed, stingers during summer and the provided on site.
except for the tower component. waterplay area will provide an
This will function as a cafe / kiosk alternative water based activity
and act as a ‘folly’ element within for young children and families.
the coastal landscape setting.
Also within the verandah space
will be a relocated Railway House
and interpretive centre for the
Busselton Jetty train.
 5.0 The Plan
52 Active Recreation and Events Carey Street and Georgette Precinct Use Class Definition Permissibility
A significant area of the foreshore Street. The croquet club will also
Activity Node Restaurant Refer DTPS 20 AA
will be retained and enhanced for share this facility. A club building
Shop Refer DTPS 20 AA
active recreation and events. will be located at the intersection
Signal Park will be retained of Carey Street and Geographe Rail House A building used to house the interpretive function, museum, AA
largely in its current format, Bay Road in a similar manner to rail carriages and engine associated with the function of the
though some off street parking the multi use sports facility. Busselton Jetty
will be provided near to Marine Tavern Refer DTPS 20 AA within
Terrace and West Street, with Conservation and Foreshore Busselton Jetty
careful attention being paid to The dune areas are to be Activity Node
the retention of trees. The area of rejuvenated through preparation only
grassed terraces to the north of and implementation of a The Verandah Market Refer DTPS 20 AA
Signal Park will be expanded by foreshore management plan. Restaurant Refer DTPS 20 AA
pulling back car parking from the Access to the beach will be Shop Refer DTPS 20 AA
beach and creating additional controlled to points aligning with
Recreation Area Refer DTPS 20 AA
barbecue nodes and a fitness streets and key pedestrian lines.
Youth Precinct Community Centre Refer DTPS 20 AA
circuit. Water activities will also The area between Georgette
be provided between the two Street and Ford Road will also be Restaurant Refer DTPS 20 IP
jetties, which will also be the retained for natural vegetation. A Recreation Area Refer DTPS 20 AA
main swimming area. management and conservation Active Recreation Club Refer DTPS 20 AA
plan for this area will need to be and Events Community Centre Refer DTPS 20 AA
The area of Barnard Park prepared to account for: Recreation Area Refer DTPS 20 AA
between Brown Street and Carey _weed
_ control
Short Stay Hotel Means a building designed and/or used to provide AA
Street will be formalised for two _pedestrian
_ access
accommodation to the public on a temporary basis, and which
cricket ovals for use during _new
_ planting
also includes additional guest services such as a restaurant,
summer; this same area will be _management
_ of illegal dumping
entertainment, or service of liquor under a Hotel Liquor
utilised for soccer fields during _fire
_ breaks
Licence. The additional services may be made available to the
winter. A multi use club facility
general public and persons not residing at the premises.
will be located between the
Short Stay Means a dwelling designed or intended to be used for the AA
sports fields to take advantage of
Accommodation purpose of human habitation on a temporary basis for a single
views to the field of play and
person or a single family, and includes a serviced apartment
allow views to the ocean.
but does not include a Residential Building, Hotel or Motel

The Busselton Tennis Club will be Reception Centre Refer DTPS 20 IP

relocated to the area between Restaurant Refer DTPS 20 IP
Shop Refer DTPS 20 IP
Office Refer DTPS 20 IP
Table 1: Land Use Table

Draft Busselton Foreshore Master Plan

5.0 The Plan
Development Yields 5.2.4  Foreshore Infrastructure 53
The following yields (building floor
areas) are generated within the Sewer
Master Plan (approximate figures At this stage, the most
only): economical approach to provide
sewer connections to all relevant
Precinct Building Type Levels Floor Area (sqm) structure within the project area
appears to be the installation of
Verandah and Equinox Cafe 2 617
an internal gravity system that
Activity Nodes Goose Cafe 1 620 discharges from one adequately
Cafe 1 2 407 sized sewer pump station in the
Kiosk 1 1 172 proximity of the southern
Kiosk 2 1 163 boundary of the site. A pressure
main will be extended to the
Kiosk 3 1 191
nearest gravity main that has
Kiosk 4 1 160 sufficient spare capacity to
Rail House 2 650 discharge the sewerage
Nautical Lady 1 103 generated within the site.
Surf Club / Sea 2 560
Scouts Building Power
The existing overhead network
Short Stay Site 1 4 plus loft 17,791
throughout and connecting to the
Site 2 4 plus loft 11,422 site will likely need to be
Site 3 4 plus loft 14,258 upgraded through an
Active Recreation Multi Use Sports 2 782 underground distribution system
Facility and additional transformers and
Tennis / Croquet 2 782 switchgears may be required to
Club satisfy the additional power
Table 2: Indicative building footprints (at ground level)
requirements of the site.
 5.0 The Plan
54 5.3  Implementation of the This flexible and responsive 5.3.2  Signal Park Precinct 5.3.3  Youth Recreation Precinct
Master Plan approach is expected to deliver The City of Busselton has already Preliminary concept planning for
the redevelopment in a shorter been successful in obtaining a new skatepark and adventure
It is envisaged that the timeframe that could be expected funding to undertake Stage 1 as playground as well as the
redevelopment of Busselton using the formal, staged defined in the BFWG Group development of a community
Foreshore will take place over approach set out in the Concept Concept Plan: building that will house the Sea
several years as result of two Plan. _Promenade
_ widened and car Scouts, Busselton Surf Lifesaving
factors: the scale of the project parking moved back from the Club and youth events has been
and the availability of funding. 5.3.1  Development of beachfront completed and forms part of
Commercial Leases _Retention
_ of existing trees current funding to design,
This requires planning on several An integral element of the _Formalisation
_ of car parking document and construct this key
fronts simultaneously and Foreshore redevelopment is the around Signal Park part of the core area.
includes the investigation and provision of new opportunities _Reconstruction
_ of Queen Street
resolution of some long term and amenities for local residents as a “shared zone” 5.3.4  Railway House
outcomes including the and visitors to the City. These _• Retention
_ of Signal Park as Together with BJECA, the City has
rationalization of Reserve land include the provision of new community open space for completed the concept planning
and commencement of dialogue commercial sites for cafes and events and activities for a community museum, an
with private sector operators who kiosks, equipment hire and _Addition
_ of a new commercial overnight home for the jetty train
express interest in commercial temporary retail sales including lease as a café with adjoining and a permanent location for the
lease areas indicated on the markets. It also encompasses public toilet facilities Ballaarat engine that will be at
Master Plan. Individual the development of quality short _Re
_ construction of the seawall the heart of the core.
precincts, developed to take stay accommodation. _Provision
_ of new barbeque,
advantage of funding programs shade, shelter and seating
and with complementary uses, The City will invite expressions of nodes
are understood as providing a interest in these opportunities
better guide to the and develop them in accordance Some elements from Concept
redevelopment of the Foreshore with adopted policies, planning Plan Stage 2 have also been
rather than a sequential series of legislation and the Busselton included in Stage 1. These are the
events. As the precincts are Foreshore Concept Plan. The renovation of Scout Road jetty
developed to a level that can be staging of such development will and the reconstruction of a
described as “shovel ready” they be determined by the level of portion of a new swimming jetty
will be included in submissions to interest shown by the private on the alignment of the original
government infrastructure sector and public demand Promenade Jetty.
funding programs at all levels of expressed by the level of activity
government. on the Foreshore.

Draft Busselton Foreshore Master Plan

5.0 The Plan
5.3.5  Active Sporting Precinct 5.3.6  Coastal Defences Foreshore as well as contributing 55
In a parallel initiative, the A key element of the second to public knowledge of its
development of the Active stage of Foreshore funding is the heritage. The point of arrival at
Sporting Precinct by the City reconstruction work on the sea the junction of Queen Street and
Council has led to the extension wall and installation of coastal the Foreshore will include a drop
of the original Concept Plan area defences that will protect new off zone and bus turnaround,
to include the sports ovals and and existing infrastructure on terracing, seating and
remnant bush land of Barnard Busselton Foreshore, and the interpretation.
Park. While the bushland will be provision of services in support of
protected and rehabilitated, the the redevelopment including New landscape, play areas and
public open space between Carey power, sewage reticulation and spaces equipped to host a variety
Street and Georgette Street will water supply. of entertainment and
accommodate the relocated performance options will be
Busselton Tennis and Croquet 5.3.7  Nautical Lady accompanied by a children’s
Clubs in shared premises. It should also be noted that the water playground close to the
Between the BTC and the core Nautical Lady tower is now beach.
foreshore area, two new sports planned to remain although with
ovals able to host District level a smaller footprint 5.3.9  Water Play Park
Junior soccer and cricket are The City is endeavouring to
planned, together with club 5.3.8  The “Verandah” Precinct develop a unique sea water play
rooms planned to enable the co This part of the Foreshore will area that will provide children as
location of several local sporting focus on the redevelopment of an extension to the “beach” and is
clubs and possibly the Veteran public amenities and activities in working with government
Car Club. Community focused the central core of the Foreshore, agencies to ensure that such a
facilities and economic between the Goose Cafe and the park will be compliant with health
development initiatives will be Equinox. It will be of key interest and safety regulations.
progressed through the to visitors and will become an
appropriate funding programs as extension of the Queen Street
quickly as possible in support of cultural precinct, linking the
the City’s stated objective of Foreshore with the town centre.
becoming the “events capital of
the South West”. As is planned for the Cultural
Precinct, the inclusion of public
art and landscaping will add to
the character and identity of the
56

design
guidelines
Draft Busselton Foreshore Master Plan
6.0 Design Guidelines
6.1  Character Statements and 6.1.2  Queen Street Activity Node mezzanine terraces will be contained and protected space the longer term, these powered 57
Guidelines The Queen Street Activity Node incorporated into the roof lines of for small events and activity is sites can be converted to high
incorporates the existing Equinox the building so that the benefits created. This will provide for quality, single storey pavilion
6.1.1  Foreshore Areas Cafe, a lease site for a new cafe of the coastal location can be ‘street’ activity and help to frame kiosks that contain food and
The coastal foreshore represents opposite the Equinox and the maximised. the threshold to the jetty. beverage and / or experience
a unique opportunity to reinstate surrounding public realm. retail outlets.
a linkage of dunes and dunal 6.1.3  Busselton Jetty Activity 6.1.4  The Verandah
vegetation in an otherwise Critical to the plan is the need to Node The ‘verandah’ is the term used to 6.1.5  Short Stay
generally degraded section of better connect the town centre to The Busselton Jetty Activity Node describe the feeling or character Accommodation
coast as a result of past human the foreshore along the Queen will complement the Queen of the central activity space A critical element to the success
activity associated with the Street spine. In order to facilitate Street node and together they will within the foreshore. As the of Busselton’s foreshore is the
Busselton Jetty. clear sight lines, the portion of function as magnets to enliven name suggests, it is intended creation of three sites that will
the Equinox building that the central part of the Busselton that this part of the foreshore be accommodate short stay uses,
It will also be important to retain protrudes into this area needs to Foreshore. the area where people can sit and such as hotels, serviced
and rehabilitate the dune system be removed. This should occur enjoy Geographe Bay and is also apartments, associated meeting
whilst creating clear pedestrian when it comes time for any major The jetty activity node will the main threshold to the beach. and conference facilities as well
access ways to the beach. Car redevelopment of the Equinox or contain the existing Goose Cafe, as reception spaces, restaurants
parking and beach access ways a change in ownership. The the Nautical Lady tower, a new Activities within the ‘verandah’ and bars. The short stay sites will
will align with pedestrian redeveloped Equinox will need to hospitality building and the space will reinforce the foreshore be set along Marine Terrace and
movement lines that correspond address the revitalised BJECA train house / information as the primary destination for help to provide a greater level of
to streets within Busselton’s pedestrian promenade which centre. These buildings will visitors to the region, as well as activity within the foreshore
urban area. allows access to the beach. frame a key movement and provide important recreation and beyond daylight hours.
structural line within the event space for locals. A
Coastal protection works are Together with the new cafe foreshore, being the extension of waterplay area, generous grass The buildings within the short
likely to be required along the building, this activity node will be Busselton Jetty to Marine terraces, a small event space and stay sites will be designed to
coast in areas where new characterised by an informal and Terrace. beach promenade will be address the surrounding streets
infrastructure will be relaxed beach atmosphere. The complemented with high quality and public realm. This will be by
constructed. A Coastal Hazard buildings will sit comfortably in Activation of the public realm and landscaping, seating areas and way of an active ground floor
Risk Assessment would need to the landscape through careful ensuring that the buildings shaded barbecue nodes. along Queen Street and Marine
be prepared prior to, or use of lightweight materials, appropriately address each face Terrace as well as through careful
concurrently with, a foreshore ample terrace space for alfresco such that there are no blank Framing the ‘verandah’ and placement of windows, balconies
management plan to ensure a dining and large door openings facades is critical. In this regard, helping to contain activity will be and building entrances. Buildings
comprehensive plan is developed allowing a flow of movement and longer term renovations to The five powered sites. These sites must present attractive facades
for the foreshore. activity from inside the buildings Goose should involve new will be positioned centrally to all frontages, with servicing
to the surrounding public realm. openings onto the central between pedestrian paths that areas and car parking shielded
movement space. provide access through to the from view by use of active
The buildings will generally be Between the new train house and beach and be tied together with frontages and high quality
one storey in height, however the hospitality building, a common shade structures. Over landscaping.
 6.0 Design Guidelines
58 The short stay sites will be mezzanine space. This will 6.1.7  Event Space _ensure
_ an attractive entry street environment with driving
permeable in nature and present ensure that the scale of built form Busselton aims to become the boulevard for those entering conditions that are quite different
a welcoming face to the throughout the foreshore retains events capital of Western Busselton by vehicle from other more common
foreshore. The buildings will be a pedestrian character. Australia and the foreshore area _be
_ designed to provide for slow situations. This will be achieved
separated by pedestrian will play a large part in providing vehicle movement by way of special pavement
movement spaces that will help The short stay buildings will for these events. In particular, surfaces (paving and/or cobbles),
to break up their bulk and ensure comprise light weight materials the grassed areas such as Signal To provide for these objectives, full width flush paving and
that an ‘urban wall’ is evocative of the south west Park, the terraces within the Marine Terrace is designed to be through landscaping.
discouraged - in this way, the coastal location. Extensive use active core (verandah) and the a two lane divided road including
short stay buildings will nestle of glazing, generous interstitial sporting ovals will allow for large a central median acting as a Limited areas of parking will be
within the broader foreshore spaces, verandahs and balconies events and festivals. The shared pedestrian refuge and planting accessible from the shared
landscape. will engender a welcoming and movement spaces through the corridor. Embayed parking, streets, providing special needs
casual atmosphere. foreshore area will also be able to street trees, cycle lanes and bays, public transport / coach
The way the buildings relate to be used for markets and smaller pedestrian footpaths are also access and servicing to the
Marine Terrace is particularly 6.1.6  Club Buildings and Active community events and can be included within the road reserve. various commercial tenancies
important with regard to Recreation Areas closed to traffic for this purpose. Raised road profiles are to be throughout the foreshore.
informing visitors’ impressions of An active recreation precinct provided where pedestrian
Busselton, particularly as this extends from Brown Street to To cater for large events, informal crossing is necessary.
street becomes an important Georgette Street, car parking can be provided
entry corridor to the town. The accommodating soccer pitches, throughout the foreshore area 6.1.9  Queen Street and Shared
existing buildings along Marine cricket ovals and a new tennis and in particular near to Signal Streets
Terrace are set back from the and croquet centre as well as Park and on the sporting fields. Queen Street and the internal
road, creating an open associated club buildings. streets within the foreshore (as
streetscape - the short stay 6.1.8  Marine Terrace noted on the plan) will be
buildings should also be set back The club buildings will act as Marine Terrace will be a key designed as ‘shared streets’. A
from Marine Terrace in order to viewing pavilions to the adjacent transition space from the town shared street is an area utilised
create a consistent and attractive sporting fields whilst also centre through to the foreshore. by both pedestrians and
entry corridor. The setback area containing the required club It will also act as an important vehicular traffic in which vehicles
can be utilised for landscaping, rooms, administration space and entry to Busselton and so its must give way to pedestrians at
hotel entry and alfresco dining shared facilities areas. Generous treatment needs to: all times and where the street
spaces. outdoor terraces and/or decking _provide
_ for safe pedestrian environment is designed for very
will allow the buildings to fold into movement low speed. Shared zones change
The buildings will generally be up the surrounding landscape. _allow
_ cycle access the image and character of a
to four storeys in height, with a street so that drivers are made
fifth storey allowable as loft / aware that they are entering a

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6.0 Design Guidelines
6.2  Public Realm 6.2.1  Streetscape Materials Recommended Comments 59
High quality streetscape Species
The public realm is the area materials will be selected to
where people can see, access, New Zealand Planting of mature trees creates a boulevard
integrate successfully into the
and interact with each other and Christmas Tree and provide shade for the primary
Busselton Foreshore as well as
their surroundings. It is more than contributing to low maintenance Metrosideros pedestrian areas, however these trees
just public land, it is the places, excelsus need to be low in height to protect views.
public spaces. A material palette
the streets, the building Peppermint
that complements the foreshore
frontages, the whole Agonis Flexuosa
environment is preferred.
environment. Coast Sheoak These tree species have been selected for
_Pavement
_ selection will Casuarina their tolerance to local conditions, namely
A great public realm is crucial to facilitate a slow moving vehicle equisetifolia salt laden prevailing winds, high
the success of foreshore environment - paving bricks, Swamp Sheoak evaporation, salinity, poor water quality and
environments, it determines how cobble stones and similar Casuarina obesa fast draining alkaline soils.
people experience places. It materials are appropriate Rottnest Tea Tree
allows for social interaction, Melaleuca lanceolata
formal meetings, private 6.2.2  Planting Peppermint
contemplation or community The issue of tree species Agonis Flexuosa
activation. selection is important given the
harsh coastal setting. The criteria
It is necessary to ensure high for tree selection is based on
quality design that addresses the suitability to the coastal
streets, safety, public art, conditions; suitability for urban
materials and lighting in order to environments; and an
create an attractive and usable understanding of the benefits of
public realm that enhances social trees. Additional planting should
interaction. comprise, where appropriate,
indigenous planting, particularly
within coastal dunes.

The following table demonstrates

how the tree palette is
appropriate to certain situations:
 6.0 Design Guidelines
60 6.2.3  Public Art _Provide
_ lighting to the public _Buildings
_ to be designed to
Public art helps to promote a realm that meets Australian avoid the creation of spaces that
sense of place and local identity Standards. by their nature, are not easily
and contributes to place making. _Light
_ and fitting selection to visible and/or provide the
Public art should reflect the align with City of Busselton’s opportunity for concealment or
heritage context of the site and standards. physical entrapment.
the social, historical and _Lighting
_ design should minimise _All
_ publicly accessible spaces to
architectural significance light spill onto residential be visible and well lit.
associated with the buildings and dwellings. _The
_ public realm, including
past uses associated with the _Lights
_ should be appropriately pedestrian and cycle routes, are
Busselton Foreshore. placed, preferably located in the to be of high quality and
same alignment as street trees. optimise user safety, both day
Public art locations should help _Ensure
_ inset spaces, access, and night, as well as link with
to create ‘sign posts’ and meeting egress and signage are to be lit the wider network.
spots throughout the foreshore well. _Pedestrian,
_ cycling routes and
area, and in this regard, be _The
_ use of photovoltaic panels public open space should be of a
located at the intersection of key to supply energy to public high quality and provide for easy
movement lines or at terminus lighting is strongly encouraged. way finding both day and night
points, demarcating a point of as well as link with the wider
interest. 6.2.5  Crime Prevention network.
Crime prevention through good
6.2.4  Lighting design is important to provide
Creative use of lighting is real and perceived feelings of
encouraged to contribute to a safety for all users of the site so
‘sense of place’, streetscape that it remains a desirable place
character, highlight key building to work, live and visit at any time
characteristics as well as to during the day or night.
promote a safe public realm.
_Ground
_ and upper floors to be
_Lighting
_ design, selection and designed to provide passive
placement is required to surveillance from the windows
contribute to activation of the of habitable rooms, balconies
public realm. and terraces of the adjacent
streets and public gardens.

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6.0 Design Guidelines
6.3  Integration of Public Realm 61
and Private Space

Throughout the Busselton

Foreshore where commercial
lease sites will be surrounded by
parkland, there is a need to
provide for a seamless and
integrated environment. In
particular, ground plane
materials (both soft and hard
landscape elements) should
match or appropriately transition
into the public realm.

Fencing is generally not

permitted throughout the
foreshore area. Fencing shall
only be permitted within the
short stay sites to screen any
private outdoor space associated
with hotel rooms. Such fencing
will be permeable in nature so
that solid walls are not presented
to public areas. Public access
through the short stay sites will
be required as described by the
Design Guidelines.

Any fencing must be visually

permeable and constructed to a
maximum height of 1.2 metres
above natural ground level; the
base course shall not exceed 0.5
metres in height.
 6.0 Design Guidelines
62 6.4  Built Form 6.4.1  Architectural Expression Built form will need to be of a high streetscape and neighbourhood
New buildings should provide a standard, incorporating fine grain identity to provide an
Design criteria for buildings contemporary response to architectural detailing, appropriate and well thought
within the Busselton Foreshore reinforce the aesthetic qualities contemporary design and out design response
will ensure built form is of high of the foreshore, provide an construction techniques and the _buildings
_ must actively engage
quality in recognition of the appropriate architectural use of high quality materials that with the public realm through
precinct’s status as a local and response to the site’s coastal complement the Busselton transparent facades
regional destination and its location, contribute positively to vernacular and surrounding _High
_ quality, innovative,
coastal location. New buildings the public realm and establish a landscape. imaginative and cohesive
throughout the foreshore are set sophisticated yet comfortable palette of materials is to be
within a high profile landscape and informal recreational _designs
_ should explore coastal incorporated into the building
setting and so all faces of each environment through high quality, and south west themes through design to achieve a
building must be designed to contemporary architecture. materials, a simple design sophisticated and
address the surrounding public language and architectural contemporary response
realm. The buildings should expression _Innovative
_ use of privacy and
therefore be designed as built _building
_ design is to be shade screening in order to
form within the landscape, contemporary whilst contribute in a positive way to
nestled amongst parkland, referencing the existing the architectural style of the
gardens, grassed terraces and vernacular established by the building
event spaces. foreshore and surrounding built _The
_ use of reflective glass,
form precast, superficial and
_buildings
_ should incorporate superfluous detailing is not
generous balconies, terraces considered to be an appropriate
and windows to maximise the form of architectural expression
potential transition between the and will generally not be
private and public realm supported
_building
_ facades to be finished _External
_ ducting, air
with fine grain architectural conditioners, plant, pipes, lift
elements over-runs, service doors and
_Building
_ design to incorporate similar building services must
variation in architectural be screened from view from any
articulation, texture and colour public place or adjacent
to produce well designed built property and incorporated into
form which responds to the the building at the initial design
human scale stage.
_Building
_ design to respond to
adjacent buildings, existing

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6.0 Design Guidelines
6.4.2  Solar Orientation 6.4.4  Bin and Service 63
Direct natural lighting should be Enclosures
provided to all habitable spaces Waste and recycle bins and other
(not limited to the BCA minimum areas dedicated for services are
requirements). However where to be integrally designed into the
reliance on borrowed light is buildings and conveniently
demonstrated to be unavoidable, accessible to occupants and such
only non-habitable rooms and areas must be screened from the
kitchens shall be designed with street to the satisfaction of the
access to borrowed light. City of Busselton.

6.4.3  Grade Separation 6.4.5  Signage

Ground floor levels of the Signage should be designed as an
buildings throughout the integral part of the building
foreshore area will need to be design and should not appear as
constructed to a minimum a later attachment.
finished floor level of 3m AHD.
Where this level is higher than the 6.4.6  Stormwater
surrounding ground plane, the All stormwater shall be contained
transition shall be carefully on site. Storm water retention
designed and treated by way of: must be indicated on the plans
_outdoor
_ terraces submitted at working drawing
_bunding
_ and associated stage.
landscaping
Blank walls will not be an 6.4.7  Materials and Colour
acceptable transition and must The City of Busselton has
be avoided. developed the ‘colours of
Busselton’, a colour palette that
is used as a guide for retailers
and new construction.
Developers of buildings on the
Busselton Foreshore are
encouraged to respond to this
palette.
 6.0 Design Guidelines
64 6.5  Land Use

6.5.1  Active Edges

The activation of streets, key
pedestrian paths and other
publicly accessible spaces is
critical to enable the precinct to
operate as an attractive and safe
tourism and recreation precinct.

Buildings fronting a public street

or public parkland must provide
active frontages such as
restaurants, cafes, shops, and
include windows, balconies,
clearly defined lobby entries and
awnings at ground level.

Development to maximise
interaction between the public
and private realm.

Building frontages to streets and

the public parklands must avoid
the use of blank walls and
extensive service areas.

Lobbies and entrances to

buildings are to be clearly visible
and legible, designed to be clearly
viewed from the street and
accentuated for clear way finding.

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6.0 Design Guidelines
6.6  Car Parking Where car parking bays are 65
provided on the short stay sites,
Car parking throughout the they shall generally be concealed
foreshore area shall generally be from public view and located
provided as shared bays. The behind active facades.
commercial lease sites, apart
from the short stay sites, do not 6.7  Bicycle Parking
need to provide car parking as
part of any development The use of bicycles, walking and
proposal. other alternative means of
transport is encouraged to
Where open car parking is reduce the use of fossil fuels and
provided, shade trees and contribute to public health.
drainage swales shall be
incorporated into the design. Public bicycle parking facilities
Pedestrian paths through car shall be provided throughout the
parks should be legible, well lit Busselton Foreshore area.
and safe.

The short stay sites will be

required to submit to the City of
Busselton a parking demand
analysis demonstrating the
required number of bays to
adequately service the proposal,
upon making a planning
application submission. The
approach shall be to consider
reciprocal parking amongst
various on site land uses and to
minimise the number of bays
required. The parking analysis
may also take into account the
publicly accessible bays available
throughout the foreshore area.
 6.0 Design Guidelines
66 6.8  Queen Street Activity Node Design Guideline Plan

Building Height 1 storey except where potential for a

loft space is noted on the plan
Floor Area Equinox: 616 m2
New Cafe: 240m2
Car Parking Use of public parking bays through-
out foreshore area
Setbacks No required setbacks
Building Design Light weight construction
Principles Large openings and interstitial
spaces
Attractive facades
Service areas screened from view

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6.0 Design Guidelines
6.9  The Verandah Design Guideline Plan 67
Building Height 1 storey
Floor Area 90m2 for each building
Car Parking Use of public parking bays
throughout foreshore area
Setbacks No required setbacks
Building Design Light weight construction
Principles Large openings and
interstitial spaces
Attractive facades
Service areas screened from
view
Primary orientation is to the
beach, however buildings
must be designed in
recognition of their landscape
setting
 6.0 Design Guidelines
68 6.10  Busselton Jetty Activity Node Guideline Plan
Building Height 1 -2 storeys as noted on the
plan
Ground Floor Area Nautical Lady: 150m2
Goose Cafe: 665 m2
Rail House: 650m2
Sea Scouts: 270m2
New Restaurant: 450m2
Kiosk: 90m2
Car Parking Use of public parking bays
throughout foreshore area
Setbacks No required setbacks
Building Design Light weight construction
Principles Large openings and
interstitial spaces
Attractive facades
Service areas screened from
view
Primary orientation is to the
beach, however buildings
must be designed in
recognition of their landscape
setting
Rail House requires a high
degree of architectural detail
and shall not appear as a
shed

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6.0 Design Guidelines
6.11  Short Stay Guideline Plan Building Height 4 storeys with potential for Car Parking Maximum 1 bay per room Building Design Light weight construction 69
(nb: subject to fifth storey as loft space Applicant to submit a Principles Large openings and
further analysis) parking demand analysis interstitial spaces
Ground Floor Area 4,109m2 across all buildings demonstrating the required Attractive facades
number of bays to adequately Service areas screened from
service the proposal view
Setbacks Refer plan Buildings must be designed
in recognition of their setting
and address all sides of the
development site
 6.0 Design Guidelines
70 6.12  Short Stay Guideline Plan Building Height 4 storeys with potential for Car Parking Maximum 1 bay per room Building Design Light weight construction
(nb: subject to fifth storey as loft space Applicant to submit a Principles Large openings and
further analysis) parking demand analysis interstitial spaces
Ground Floor Area West: 2,638 m2 demonstrating the required Attractive facades
East: 3,293m2 number of bays to adequately Service areas screened from
service the proposal view
Setbacks Refer plan Buildings must be designed
in recognition of their setting
and address all sides of the
development site

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6.0 Design Guidelines
6.13  Multi-Use Sports Club Facility Guideline Plan 71

Building Height 1 storey plus loft Building Design Light weight construction
Ground Floor 300m2 Principles Large openings and
Area interstitial spaces
Car Parking Use of public parking bays Attractive facades
throughout foreshore area Service areas screened from
view
Setbacks No required setbacks
Primary orientation is to
the sports ovals, however
buildings must be designed
in recognition of their
landscape setting
Building entry must be
clearly identifiable from
Brown Street
72 6.14  Veteran Car Club Guideline Plan

Draft Busselton Foreshore Master Plan

Australia Perth Chongqing Shenzhen United Kingdom
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