Warwick Quarter: Controversial $278m apartment project set to be knocked back by State Planning Commission

A controversial $278 million development proposal for 1040 apartments across seven high-rise buildings in Warwick is set to be formally knocked back by the WA Planning Commission. Property developers want to build a mix of residential and commercial space across buildings ranging from seven to 25 storeys on a 1.657-hectare vacant site immediately north of Warwick Grove Shopping Centre. After nearly two years in the State’s Part 17 development pathway, State planning officers have recommended the WAPC refuse developer, the Rowe Group’s, proposal for the project, known as Warwick Quarter. The Part 17 pathway is a temporary measure designed to fast-track projects in response to the economic impact of the COVID-19 pandemic. The WAPC is expected to make a formal decision on the proposal at its meeting this week. The developers are set to ask for the application to be split into two parts at the meeting, which would allow them to proceed with building two buildings accommodating a total 202 apartments. Planning officers and the City of Joondalup council have warned against the split. In a damning report, the relevant Department of Planning assessment unit outlined several reasons why the entire Warwick Quarter proposal should be refused, noting “significant aspects of this proposal that are not consistent with the purpose and intent” of several local and State planning policies. “In the absence of a precinct structure plan or equivalent framework, the proposal is inconsistent with the principles of orderly and proper planning and would prejudice the overall development potential of the Warwick activity centre,” it said. “The proposal has not satisfactorily demonstrated that the redevelopment, layout and configuration of the significant development is cohesive and integrated and would support contemporary and good planning outcomes aligned with the aims of (local planning schemes).” The report said the proposal did not demonstrate an appropriate connection with the surrounding area, not did it provide adequate amenity for existing and future residents and visitors to the area. Last October, Joondalup council voted unanimously to advise the WAPC of its opposition to the proposal for similar reasons. The Department of Transport also told the WAPC it did not support the application in its current form, as it did not include a precinct-level transport assessment. Despite requests from agencies, including the Public Transport Authority, for further traffic analysis, the developers said in August they would not be providing any more traffic assessments or modelling. If the 1040 apartments were built, they would nearly double the number of dwellings in Warwick. The suburbs currently has about 1600 homes. While the application outlines the importance of providing housing at a time of high demand, State planning officers doubt the development would provide affordable housing. “While the intent to deliver affordable housing is noted, the proposal does not provide evidence that the apartments will be affordable given the anticipated construction costs,” their report said. “The staging, costing and overall viability of the development remain uncertain.” During public consultation on the plans, 1428 submissions were received, with 67 per cent opposing the development. Those objecting were mainly concerned about the development’s scale and density, overshadowing, and its perceived inconsistency with the local character. Kingsley MLA Jessica Stojkovski even raised a grievance motion about the project in Parliament. At this week’s meeting, the developers will ask the WAPC to allow them to split the development application into two parts. They want the WAPC to make a determination on two of the buildings — a seven-storey building with two levels of basement parking and a 12-storey building with four levels of basement parking, for a combined total of 202 apartments. They will ask the WAPC to defer its decision on the remaining five for a further 12 months. After being asked to comment on the applicant’s request for the application to be considered in two parts last month, the City of Joondalup reaffirmed it did not support the development application. WAPC planning officers have also cautioned the panel against splitting the application, as the decision had already been delayed for an extended period. “The department has formed the view that, on balance, deferral of part or all of the application might be inconsistent with the intent of the Part 17 pathway and the need to facilitate ‘shovel-ready’ development in response to the economic effects of the COVID-19 pandemic,” they said. “The further delay of a decision on an already ageing application could be considered as being past the point of being ‘as soon as reasonably practicable’. “ The WA Planning Commission is set to make a formal decision on the proposal at its meeting on Thursday, December 4.