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Artificial Surfing Reef
Why is an artificial surfing reef not part of Ocean Reef Marina?
Previous City of Joondalup concept plans identified an artificial reef as a potential future amenity. The current approved project concept plan and budget does not include provision for an artificial surfing reef within the Ocean Reef Marina development.
In February 2019 DevelopmentWA engaged with Surfing WA and local surfers to investigate opportunities to artificially create new surf breaks.
As a result, coastal engineering experts were appointed to investigate the creation of a wedge wave surf break off the northern and southern breakwaters within the Public Environmental Review (PER) area.
The coastal engineer's report concluded that due to the location of the northern breakwater and considering the prevailing west-south westerly swell, a consistently surfable wedge wave surf break would likely be unachievable and would possibly only occur on a handful of occasions each year during very large swell conditions.
Also, public safety issues were identified due to the shallow rock platforms and nearshore reef, with large swells potentially breaking directly onto the reefs and rocks.
Investigations also considered the creation of a wedge wave surf break off the southern breakwater, however other constraints exist such as inconsistent depth contours to the beach to the south. These conditions would result in producing irregular and in-consistent surfable waves.
Investigations were also undertaken 150 metres south of the PER area, which is outside of the scope of the Ocean Reef Marina project. This area would unlikely produce a consistently surfable wedge wave due to the non-uniform contours of the ocean floor and the lack of an offshore bar which would lead to incoming swell breaking on the shoreline.
An artificial surf reef outside of the PER area (not part of the Ocean Reef Marina development) would also require significant environmental approvals and consultation with the relevant Government Departments.
Completely separate to Ocean Reef Marina, the City of Joondalup is preparing a report on options for the development of a concept for an artificial reef for recreational fishing and surfing between Mullaloo Point and the newly constructed southern breakwater at the Ocean Reef Marina
Coastal Path Temporary Detour
Can I still access the pedestrian path through the site during the works?
We’ve been working with the local community and Construction Working Group very closely and they have told us how important the coastal shared path is to the Ocean Reef lifestyle.
We recognise this and are committed to providing access through the life of the project.
During initial construction works a temporary detour of the path will be undertaken to maintain a safe separation between works traffic and pedestrians/cyclists.
This temporary detour is expected to be in place until the newly constructed path within the development is created.
Approaching the site from the South, the temporary route will take pedestrians east along Boat Harbour Quays crossing at Ocean Reef Road. A new pedestrian path will head north taking the community past Resolute Way before heading west, to re-join the existing coastal path near the end of Gloriana View.
Project Background
What is planned for Ocean Reef Marina?
Ocean Reef Marina is set to become a world-class waterfront precinct providing recreational, tourism, residential and boating facilities.
When complete, the development will feature 12,000sqm of retail and commercial space incorporating waterfront restaurants and cafes that will attract locals and international visitors. It will accommodate around 1,000 homes, have capacity for a range of boat pens that include catering to SuperYachts, feature boat stackers, a protected family beach and coastal pool with facilities and have more than 5ha of community spaces. There will also be upgraded facilities for established local clubs and services.
Why has this location been chosen for a marina?
This site in Ocean Reef has been long identified as the preferred location for a marina development, with a number of community consultation activities and feasibility studies undertaken over the years.
The project is an extension of the existing boating harbour facilities meaning this site has a reduced impact on the surrounding environment when compared to other locations in the immediate area. The site also offers direct access to Mitchell Freeway and the Joondalup City Centre via Hodges Drive.
Why build the marina?
This site was originally flagged in the late 1970s as a potential location for a marina development, envisaged to help meet additional boating demand in the north metropolitan corridor.
In addition to this, the development is likely to provide more than 900 local jobs as well as a mix of residential and short-stay accommodation and a tourism destination for the local area.
About Ocean Reef Marina
What will be included in the marina?
When complete, Ocean Reef Marina is set to become a truly world-class destination. The 65ha precinct will include waterfront cafes and restaurants, a protected internal beach, improved walkability and more open spaces for the community than the previous plan.
Residential areas will be separated from marine services, and 12,000sqm of retail/commercial space will help attract local and international visitors alike.
The development will also create 8,600 jobs during construction and more than 900 ongoing jobs.
What boating facilities will be provided?
There will be a range of boat pens with capacity to cater for Super Yachts. Boat stackers will be available for people wanting to store their boat at the marina.
For those with trailer boats, the existing number of boat ramps (eight) will be maintained and there will be trailer parking, however an improved layout will allow for easier and more efficient access on busy days.
How much of the development will be available to the public?
There will be a wide range of public amenity. The concept plan includes a range of landscaped open spaces, event and community areas, parks, public walkways, waterfront promenade and plazas, a protected public beach and a coastal pool with facilities.
The Marina will be home to around 1,000 dwellings, consisting of apartments, single residential dwellings and mixed-use developments.
It will also become a hub for other community uses with Ocean Reef, with approximately 12,000sqm of retail/commercial floorspace.
What will happen to the ANZAC Memorial?
The ANZAC Memorial currently located at the Ocean Reef Sea Sports Club will be preserved and included in the new marina. We are working closely with the Joondalup City RSL and local community members to find the most appropriate location for this monument.
How has my feedback been incorporated into the plans?
Based on feedback collected through the City of Joondalup, the Ocean Reef Marina concept plan was refined and presented back to the community at an Open Day in October 2018.
The changes ensure the marina is:
- Appropriate to the location;
- Providing the amenities and features that the community want;
- Environmentally responsible; and
- Financially sustainable.
Since this time, a few additional changes have been made following feedback from the onsite sea sports club and emergency services.
A Community Reference Group has also been formed to ensure the ongoing design development of the landscaping and public spaces are reflective of the needs of the community.
What is the purpose of Design Guidelines?
The Design Guidelines will help provide a clear guide to assist design consultants and construction contractors in the design and construction of development sites at Ocean Reef Marina.
It is important that the design quality reaches and sometimes exceeds the standards set out in the State Planning Policy. This will include Green Star rated buildings for environmental sustainability.
Along with the Improvement Scheme, supporting documents have also been prepared, including the draft Design Guidelines which will ensure high quality built form and sustainable design across Residential, Mixed use and Marine Enterprise precincts.
The draft Design Guidelines are included for information only, to provide an example of how a high standard of development can be achieved. A separate approval process will occur for the Design Guidelines following the Gazettal of the Improvement Scheme in September 2020.
How has the height of the development changed?
Ocean Reef Marina will become a high-quality destination for community and visitors to the City of Joondalup, with the future buildings ranging in heights and land uses carefully planned to create a vibrant offering along with residential and employment opportunities whilst sensitive to the visual impact on the existing community.
The size of the nine-storey building footprint in the Mixed-use precinct has been reduced since the last Concept Plan presented to the community.
Buildings have been positioned to consider the natural contours of the area – higher buildings have been placed on the lower parts of the site, in order to minimise the impact on surrounding homes.
The height of development in the Residential precinct typically ranges from two to three storeys, with an area fronting internal parkland permitted up to four storeys and one area at the lowest part of the site permitted up to a split maximum of four to six storeys. Views from Ocean Reef Road of a maximum six-storey building in this location would be limited as a result of the dune system and existing vegetation and the adjacent two to three storey development.
Does the redistribution of building heights result in any increase in residential dwellings or retail floorspace?
No. The total number of residential homes has not changed and is consistent with the information presented to the community in 2018. There will also still be approximately 12,000sqm net leasable area of retail and commercial uses to enhance the experience of residents and visitors, and to provide local employment opportunities.
The focus for retail and commercial areas is on food and beverage, festival and specialty retail, and a small supermarket for convenience goods. Additional land uses to support local employment and economic development have also been identified within the Marine Enterprise precinct. It is anticipated that some marine and maritime-related education, training and small-scale research uses may be developed in addition to the facilities and services associated with the Ocean Reef Sea Sports Club, Marine Rescue Whitfords, boating, fishing and other marina recreational activities.
Has the impact on traffic changed?
No. There has been no significant change in the number of residential dwellings and retail/commercial floor space and, as a result, traffic generation is not expected to be much different from the previous concept plan.
The central access to the marina extending from Hodges Drive will provide the main access for the recreational, retail and commercial activities, as well as the homes and employment uses in the mixed-use precinct.
The northern access to the marina is likely to provide the primary access to the new residential neighbourhood, whereas the southern realigned Boat Harbour Quays is expected to provide the main access for the boat launching facilities and Marina Enterprise precinct.
An appropriate level of car parking for residents, staff and visitors will be accommodated within the buildings.
A detailed traffic management plan will be prepared and approved prior to any construction work starting onsite.
The Improvement Scheme allows for traffic and parking policies to be prepared to make sure the pedestrian, cycling and vehicle network design, as well as the parking allocation, are appropriate for the development.
How will the view from my house change?
Views from Ocean Reef Road and existing residential properties will change as a result of the development of the marina and the new breakwaters, which are being built to improve boating safety.
However, as the on-shore areas that are being developed are strategically placed in the lower areas of the site, the visual prominence of taller buildings will be limited.
Maximum heights will be controlled by the Improvement Scheme and, through careful planning, view corridors and vistas have been considered for the Design Guidelines.
Marina Construction
When will construction of the marina commence?
Construction started in August 2020. Georgiou are now on site (mobilised in March 2024) for Stage 1 of the construction works.
How long will it take to develop the marina?
Works will take place across multiple stages, in response to market demand and community expectations.
In early 2024, we anticipate internal works will be completed. Stage 1 earthworks, civil and marine works, and landscaping will commence. The Construction of new Ocean Reef Sea Sports Club/RSL and Marine Rescue Whitfords/Marina Manager facilities will also start, and with the facilities ready to move into in 2025.
In 2024/2025, the release of the first residential lots will be for sale. The construction of the first stage of boat pens will also take place at this time.
In 2025 we anticipate Stage 1 works will be completed.
The opening the protected beach and central parkland is planned for late 2025 to early 2026.
Civil construction is expected to be completed by 2030 with full build-out of the marina forecast in 2036+.
*Please note all dates are forecast estimates and subject to change.
Will the boat ramps be accessible during construction?
We understand that the existing boat ramps are used regularly, and we have incorporated this into our construction staging. It is intended that boat ramps will remain available for use throughout the construction period.
Boat Pens
The boat pens and stackers at Ocean Reef Marina will be in areas that will be managed by the future Marina Manager.
The mechanism for the management of these boat pens and stackers has yet to be developed, but in the meantime, DevelopmentWA is maintaining an expressions of interest database of boat owners who are interested in securing a pen and/or utilising the boat stacker. The expressions of interest database will be shared with the Department of Transport as the potential future Marina Manager of the facility.
Will the bushland be developed?
The bushland surrounding the marina precinct will be maintained and enhanced with rehabilitation and management programs to provide protection for the benefit of future generations.
After the Open Day in 2018 a Community Reference Group was created, and an overall Landscape Masterplan was prepared.
A Bush Forever Negotiated Planning Outcome (NPO) has been supported by the Department of Planning, Lands and Heritage (DPLH). This NPO sets out strategies to help ensure long-term protection of our environment, including rehabilitation of degraded bushland in the vicinity of the marina development and the purchase of 'offset' land with similar environmental values.
How will the marina encroach on Marmion Marine Park?
Studies have been undertaken to understand any potential impacts on the marine environment and make sure the development can be completed in an environmentally-responsible way.
The highest level of environmental assessment – a Public Environmental Review (PER) – has been completed by the Environmental Protection Authority (EPA) and subsequent environmental approval has been given to the project.
Following this approval, the Marmion Marine Park Reserves Bill 2019 successfully passed through both Houses of Parliament.
We are also working with the Department of Primary Industries and Regional Development (DPIRD) and Recfishwest to help manage any impacts on commercial and recreational abalone license holders.
Will the new development be environmentally sustainable?
We are examining the potential for an onsite renewable energy generation and battery storage (microgrid) system that will provide cost-effective electricity to the entire precinct. We are also investigating a range of smart technologies that will integrate with the microgrid to improve building energy and water efficiency through control and monitoring devices such as such smart meters, smart street lighting, smart lighting control and so on.
Other initiatives being investigated include:
- Stormwater management and water sensitive urban design;
- Traffic and parking management and promotion of active transport;
- Smart transport initiatives;
- Smart waste initiatives;
- Coastal management and resilience against rising sea levels; and
- Protection of the surrounding natural bushland.
With the implementation of these initiatives, we are working towards the achieving the WA State Government target of zero carbon emissions by 2050.
The draft Design Guidelines require development proposals to achieve certain standards for water and energy efficiency, renewable energy and for key sites, Green Star Building ratings.
Removal of the fish cleaning station at Ocean Reef Marina
The first stages of the Ocean Reef Marina redevelopment project will see significant changes to the current landscape in early 2024, resulting in the decommissioning of the current City of Joondalup managed fish cleaning station.
Tips for the disposal of fishing waste is available to anglers here.