Harvest Lakes

GENERAL DESCRIPTION

Harvest Lakes is a 115-hectare (284-acre), 1,000-unit development located in Cockburn, a rapidly growing town of 80,000 located 20 kilometers (12 miles) south of Perth, Australia. Sustainability and urban design are emphasized in the community, as is a mass transit orientation. Though built alongside an existing freeway, Harvest Lakes has a park-and-ride facility for the rail station that is a short drive away. In addition, the community links to a bicycle system that follows the freeway into Perth. As a project administered by LandCorp, the development agency for the state of Western Australia, Harvest Lakes has been subject to certain building conditions and restrictions such as a minimum five-star Home Energy Rating (a government program for residential construction), energy efficiency, positioning to maximize solar exposure in winter, and minimization of construction waste.

THE SITE

Harvest Lakes is one of Australia’s largest residential communities to be developed with a sustainable approach to urban design, construction, water conservation, and energy efficiency. The project is well underway and more than 80 percent of the 1,000 lots planned have been sold and individual homeowners have built 500 houses as of fall 2007. At buildout, the development is expected to house some 3,500 people.

Situated just east of the Kwinana Freeway, Harvest Lakes lies within easy commuting distance of the state capital. It is also within a short drive of the Cockburn central station, a stop on the Southern Suburbs Railway transit system. There are regularly scheduled buses to Perth, and a major bus interchange located three kilometers (two miles) from the project provides a park-and-ride facility. A trail connection between Harvest Lakes and the nearby Kwinana Freeway bicycle system also encourages the use of alternative transportation.

The aforementioned development corporation, which reports to the Western Australian State Minister for Planning and Infrastructure, is tasked with providing a financial return to the government while focusing on a triple-bottom-line approach to broader social, environmental, and economic goals. As the state’s specialist property development agency, LandCorp strives to be a leader in trendsetting sustainable development practices. Through sensitive planning, building design, and management, it ensures that protection of the environment and energy conservation are central to all its projects, from industrial parks to marinas, schools, mixed-use centers, and residential developments.

At Harvest Lakes, LandCorp followed sustainability standards in the site planning and land development process. These include mandatory sustainable components for all residences, a mandatory five-star Home Energy Rating, on-site educational programs, an on-site community and environmental center, a model home showcasing sustainable design features, and incentives for compliance with energy-efficiency measures. Though not involved in the construction of individual homes, the company utilizes a variety of techniques to ensure that property buyers and their builders follow sustainability guidelines in the design, construction, and maintenance of residences. This focus on sustainablility resulted in Harvest Lakes becoming one of the largest developments to be designated as “GreenSmart” by Australia’s Housing Industry Association.

DEVELOPMENT PROCESS

Conceptual planning for the project commenced in 1996, detailed planning began four years later, and the community development plan was completed in 2002. The first residential lots were sold the same year.

The developer has worked closely with the city of Cockburn and state agencies throughout the planning process and has encountered few issues. Regulations called for the project to be submitted to the local authority—the city of Cockburn Council—so that the site could be rezoned from agricultural to residential use. Next, a detailed subdivision plan was submitted to the Western Australia Planning Commission, which circulated it with various servicing authorities for sign-off and provided “conditions of development.”

A step-by-step homebuyer approval process is used to ensure that all houses built at Harvest Lakes meet sustainability goals and conform to the detailed area plan (DAP), which is a set of design guidelines adopted by the city of Cockburn specifically for the development. In this process, each lot owner must first obtain a minimum five-star Home Energy Rating from an accredited assessor and submit detailed plans for approval. A consultant engaged by LandCorp assists homeowners at this stage by reviewing plans prior to submission to the local government to ensure DAP compliance. After plans are approved, lot owners can apply for a building permit from the local government.

The objectives of the DAP guidelines are to achieve compliance with the Building Code of Australia Energy Provisions, incorporate passive energy conservation, and promote attractive and consistent development. The mandatory features required by the DAP include the following:

• a minimum five-star Home Energy Rating;
• house orientation that maximizes winter solar access;
• cross ventilation;
• minimization of east- and west-facing windows, adequate summer shading, or energy-efficient glazing;
• a solar hot-water system or integrated gas and solar hot-water system;
• energy-efficient fixtures;
• water-wise plumbing fixtures, irrigation systems, and landscaping;
• environmentally sustainable building materials; and
• minimization of construction waste.

Research that LandCorp conducted with prospective homeowners prior to the development of Harvest Lakes showed that although environmental sensitivity was deemed important, community values rated even higher. Based on this finding, the development corporation determined that creating a “sense of place” would be key to the success of the project and the most effective means through which to promote its sustainability objectives.

Early delivery of the community and environmental center—the first to be built according to sustainable design guidelines in Western Australia—was pivotal to the development’s image. Today, the purpose-built community hub, which includes the environmental center, a primary school, educational wetlands, and public open space, provides a popular focal point for a wide range of activities. LandCorp developed these facilities in association with local authorities.

Eight pieces of public art by Western Australian artists located throughout the development help promote the developer’s message of sustainability and environmental concern. This effort was conceived as part of the original community plan and was designed in conjunction with an education component.

MASTER PLAN

The master plan for Harvest Lakes designates approximately 20 phases of residential lots arranged around a central area that includes a primary school, the aforementioned community and environmental center, and open space. The main entrance into the development from the southwest is a landscaped boulevard that helps create a sense of arrival for the estate. Several “finger parks” and an undeveloped tree-lined ridge punctuate the site with green areas. The configuration of the roads, trails, parks, and other open areas is intended to encourage community interaction.

Although the northern portion of the site, which is situated next to previously developed areas with existing utilities and services, would have been the most logical place to initiate development, the first phases of Harvest Lakes took place in the center of the site because it was deemed to be the most attractive portion. This plan required the installation of infrastructure throughout the entire area. In spite of creating a large initial expense, it was believed to be pivotal to the image and success of the development, especially in its early phases. The development of parks in the first phases also added to initial costs.

Eight major lot types—ranging from medium-density parcels that average 60 units per hectare (24.3 units per acre) to smaller “cottage” lots with narrow street frontage and rear alleys for access to parking—are available at Harvest Lakes. Relatively large “special character lots” are generally located on desirable park-facing streets.

Future plans call for more compact development at the western edge of the site, near a railway line and proposed transit station. Now in the planning stages, this area, known as Harvest Edge, will include a neighborhood shopping center, single-family homes on small lots sold as house/lot packages, and apartments. Under a different approach than that employed in the rest of the estate, LandCorp has created designs for each of the houses to ensure that they make up a unified and attractive streetscape. With Harvest Edge, the developer aims to meet the needs of smaller households and combat urban sprawl and wasteful land use practices through denser development.

This initiative, however, has met with some opposition. Area residents have objected to the proposed density levels and it has taken a careful public consultation process to educate the community on the benefits of compact development. In addition to sending information about the development to residents in the area, LandCorp conducted focus groups and sponsored workshops and a series of facilitated meetings between stakeholders.

The Harvest Lakes Village Center is planned for the southwest corner of the development, near the main entrance. Featuring a combination of retail, commercial, and residential uses, it is envisioned as the heart of the community.

LAND CONSERVATION

With environmental sustainability as the underlying objective through all phases of the land development process, LandCorp undertook comprehensive site investigations to establish opportunities and constraints for development prior to the initiation of site planning. As a result, two degraded wetlands were upgraded and retained for public open space, three significant areas of remnant vegetation were rejuvenated and retained for public open space, and a tree-lined ridge traversing the site was retained as a prominent landscape feature near the entrance to the Harvest Lakes. To promote the most efficient use of land, road widths and building setbacks were reduced from the typical sizes found in the area. As is standard in most jurisdictions across Australia, local regulations call for 10 percent of the site to be open space, but due to its sustainable practices, the company received permission to provide a slightly smaller amount—8 percent.

ENERGY CONSERVATION

The Harvest Lakes site plan addresses energy conservation through the solar orientation and configuration of all land parcels: east-west lot exposures are minimized and north-south exposures are maximized. Approximately 75 percent of all lots are oriented to maximize the benefits of solar design. In addition, solar-powered lighting is used in public open spaces.

Mandatory energy conservation requirements for individually built homes include minimum solar hot-water systems and energy-efficient fixtures. House designs in which living areas face north and sleeping areas face south are encouraged, as are shading features such as awnings, deep eaves, and porches.

WATER MANAGEMENT

Water-sensitive urban design principles guided the creation of a water management system at Harvest Lakes that increases aquifer filtration and reduces stormwater runoff, so that no water leaves the site except during major storms. The two existing degraded wetlands on the property were rehabilitated and integrated into the water management system—one as a permanent water body, the other as a seasonal wetland. The permanent wetland, a lined basin, serves as a collection point for stormwater and is used to irrigate public open spaces. It also provides a year-round open water habitat for waterfowl. The unlined, seasonal wetland captures stormwater flows and helps in the recharge of the underground water table.

It is estimated that the water management system used at Harvest Lakes will produce an additional recharge to the aquifer each year equivalent to the annual water consumption of 415 homes in Perth.

The role of individual homeowners is addressed, too. All residences are required to have water-conservation features including low-flow fixtures. Homeowners must also install low-water landscaping. All frontyards have irrigation controllers with separate settings for turf and garden areas to enable reduced capacity for specific areas. DAPs and on-site education programs also encourage homeowners to conserve water. A program to educate the community on the importance of protecting waterways from stormwater pollutants is also in effect. It uses signs and pictures on stormwater drains to discourage the disposal of pollutants such as car wash liquid, oils, paints, and unwanted household substances into the stormwater drain system.

BUILDING DESIGN AND MATERIALS

Lot buyers at Harvest Lakes design their own homes and select their own builders. To ensure that residences meet sustainability standards, there are mandatory standards referred to in the land sale contract. These DAPs promote passive energy conservation, solar orientation, adequate shading, ventilation, and other practices. Harvest Lakes’ DAPs were developed in consultation with leading homebuilders and specialists in the areas of planning, environment, and urban design. They are incorporated into the local government’s Town Planning Scheme rather than attached to the sale of individual lots through covenants.

The obligation for meeting the standards has become stricter at each subsequent phase of development. In the early phases, residents were obliged to comply with two out of 12 standards; in later phases, the requirement rose to six. Today, new residents must comply with all 12 standards in the construction of their homes. LandCorp estimates that sustainable features add approximately A$3,000 to the total cost of each residence.

LandCorp does not monitor DAP conformity during construction, but it does conduct an inspection upon construction completion and provides incentives for those who comply with development standards. Owners who build their home within 18 months of settlement are given a cash contribution of A$1,200 for items such as landscaping and fencing. According to the company, the ongoing monitoring of compliance with design guidelines is largely done through the local community and residents’ association.

GREEN CONSTRUCTION PRACTICES

The site development process employed a number of green practices. For example, significant trees and natural habitats were retained and incorporated into public open spaces when possible. Surplus trees were recycled and used in the construction of boardwalks and park benches and cleared vegetation has been reused as mulch. Builders are required to prepare and implement waste-management plans before they can begin construction on individual homes.

Construction of the community and environmental center, established in conjunction with the local government, was undertaken with sustainability principles in mind. The center is Australia’s only multipurpose community facility to feature an environmental workshop and interpretive center that is specifically designed to educate about and provide information on environmentally sustainable lifestyle practices. Significant features of the center include Trombe walls (sun-facing masonry structures that passively store heat), sustainable building management systems, solar hot-water systems, energy-efficient lamps and appliances, graywater recycling, and cross ventilation. It is expected that these features will decrease energy consumption by approximately 25 percent.

LandCorp also worked with the Western Australia Department of Education and Training in building the state’s first ecologically designed primary school. It is located adjacent to the community center and the two facilities share parking.

COMMUNITY EDUCATION AND INVOLVEMENT

Community education and involvement are important components of LandCorp’s efforts to create a sustainable development that is embraced by its residents. A community development plan guides growth and recommends methods to facilitate residents’ involvement in environmental protection and sustainability initiatives. The company also provides new homeowners with literature showing how careful selection of household appliances and plumbing fixtures can, over the long term, reduce water consumption by up to 35 percent.

A tangible example of how to go green is provided by “the Elements,” a model home built by LandCorp and National Homes, one of the state’s most prominent homebuilders, to showcase cost-effective sustainability measures that can easily be incorporated into new and existing residences. As noted by Carl Curtis, the company’s development manager, the house illustrates that “it’s really not so complicated to build sustainably.”

MARKETING

Since its opening, Harvest Lakes has experienced outstanding land sales success. At the first sale in late 2002, over 700 individual lots were sold. Since that time, interest in purchasing lots has been so strong that potential buyers often can be found camping out at the sales office prior to the day of a sale. As a result, the company does not announce or advertise sales releases until just before they take place. LandCorp discourages speculators; at each release, purchasers may buy only one lot at a time.

Clusters of lots are released in stages and buyers select their properties from plans that indicate parcel dimensions and configurations as well as allowable house size. Prospective buyers who register their interest and pay a small deposit are placed on a priority list and are then notified when the sales process can proceed.

An outside marketing and sales agent appointed by LandCorp maintains a sales center. To date, buyers have been primarily professionals with young families. Most are second- or third-time homebuyers from throughout the Perth area.

A variety of lot sizes, ranging from 350-square-meter (3,767-square-foot) “cottage lots” to 1,800-square-meter (19,375-square-foot) “character lots,” is intended to help ensure a diverse and sustainable community at Harvest Lakes. This selection of lot sizes accommodates a range of family types—young families, single parents, empty nesters, and retirees. In future phases, even more focus will be placed on affordability.

The Harvest Edge portion of the development is planned to demonstrate that high-quality, moderately priced homes on relatively small lots can be designed for one- or two-person households without compromising property values.

EXPERIENCE GAINED

Harvest Lakes offers a practical model for sustainable development. It has educated builders and land buyers in tangible ways to reduce impacts on the environment at a major residential project.

In the early stages of the project, there was concern about market acceptance of design guidelines with mandatory requirements. But the image of Harvest Lakes and positive word of mouth have meant that there has been little need for expensive marketing or advertising.

The higher-density Harvest Edge portion of the development was met with more controversy than LandCorp expected. In retrospect, the company would have introduced this concept earlier in the project development process so that residents of the area would be aware of it when they purchased their lots. Today, however, the Harvest Edge concept is being embraced by the residents of Harvest Lakes. The changing nature of demographics in Australia—the aging of the baby boom generation, the rise in the number of single-parent families, and growth in the percentage of workers who telecommute—has helped increase public acceptance of a more diverse mix of housing types within developments.

LandCorp has been pleasantly surprised by the success of Harvest Lakes. Gross estimated sales in early 2007 totaled A$160 million. The initial land cost was A$4 million and estimated development expenditure in early 2007 was A$80 million.

DRIVING DIRECTIONS

From Perth Airport: Take Leach Highway south for 13.4 kilometers (8.3 miles). After Leach Highway intersects with Kwinana Freeway, continue southbound for 11.5 kilometers (seven miles). Exit the freeway by turning left at Bartram Road. Take your first right onto Lyon Road and continue for approximately one kilometer (0.62 mile) to enter Harvest Lakes.

Driving time: 40 minutes in nonpeak traffic.

Anne Frej, report author
Jason Scully, editor, Development Case Studies
David James Rose, copy editor
Joanne Nanez, online production manager
Sam Salkin, editorial intern

This Development Case Study is intended to serve as a resource for subscribers in improving the quality of future projects. Data contained herein were made available by the project’s development team and constitute a report on, not an endorsement of, the project by ULI–the Urban Land Institute.

Copyright © 2008 by ULI–the Urban Land Institute
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