Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments Development Plan Amendment

PLAYFORD COUNCIL DEVELOPMENT PLAN

PLAYFORD URBAN GROWTH AREAS (ANGLE VALE, PLAYFORD NORTH EXTENSION AND VIRGINIA) AND GENERAL SECTION AMENDMENTS DEVELOPMENT PLAN AMENDMENT

SUMMARY OF CONSULTATION AND RECOMMENDED AMENDMENTS REPORT FOR THE MINISTER FOR PLANNING

BY THE DEVELOPMENT POLICY ADVISORY COMMITTEE

1. INTRODUCTION

This report provides an account of the consultation process and the matters identified during the Public Consultation period, in respect to the draft Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Amendments Development Plan Amendment, together with recommendations regarding the draft Development Plan Amendment.

2. CONSULTATION

Consultation process

Statutory consultation with State Government Agencies and the public was undertaken in accordance with Development Plan Amendment process B and in accordance with Section 26 of the Development Act 1993.

The consultation period commenced on Tuesday 28 May 2013 and concluded on Friday 2 August 2013. The consultation period was extended to ten weeks to accommodate the release of the Playford Growth Areas Structure Plan and the Greater Edinburgh Parks Employment Lands Development Plan Amendment for consultation at the same time.

In addition, there was a number of additional non statutory communication and consultation processes implemented which are detailed below.

A list of the Agencies, persons and organisations who were advised of the draft Development Plan Amendment, are included in Attachment A.

Non Statutory Communication and consultation

A number of non statutory communication and consultation processes were implemented for the Structure Plan and both Development Plan Amendments including:

 Distribution of project ‘Postcards’ to households across the area affected by the Development Plan Amendments;  A project webpage on the Department Of Planning, Transport And Infrastructure website;  A project dedicated information line, email address and online survey;  Project sites on Facebook and Twitter;  Public Displays at Playford and Salisbury Council Offices and the Department Of Planning, Transport and Infrastructure city office;  Public shopfront displays at Angle Vale and Virginia Shopping Centres;  Brochures and Fact Sheets;  Open House sessions at Davoren Park, Virginia and Angle Vale between the 26 and 29 June; and  Coffee and Chat sessions, by arrangement.

Public notification

A notice was published in The Advertiser and Government Gazette on Tuesday 28 May 2013.

Copies of statutory and other public notification documents are included in Attachment B.

The draft Development Plan Amendment was placed on display at the offices of the Department of Planning, Transport and Infrastructure (North Terrace, Adelaide) and was made available at the Offices of the City of Playford. The draft Development Plan

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Amendment was also available for viewing at www.sa.gov.au/planning/Development Plan Amendments.

Public Meeting

Thirty-three (33) requests were received from the public to be heard in support of their submissions. Subsequent to requests for confirmation, eighteen (18) people confirmed that they wished to speak at the Public Meeting.Eight (8) people spoke at the Public Meeting. An additional five (5) people made verbal submissions at the Meeting following an invitation by the Presiding Member.

The Public Meeting was held on Tuesday 3 September 2013 at the Shedley Theatre, Playford Civic Centre, Elizabeth.

Table 1 below contains a list of representatives and individuals who made submissions at the Public Meeting:

Submission TABLE 1: PUBLIC MEETING SUBMISSIONS Number 1. Ms Kate White, Minicozzi Lawyers on behalf of Maranello P035 Holdings Pty. Ltd. 2. Mr Grazio Maiorano, URPS on behalf of Mr Terry Arharidis P089 3. Mr Colin Ahrens, Property Manager of Australian Rail Track P069 Corporation (ARTC) 4. Dr Joe Ceravolo and on behalf of Andrews Road Landowners P031, Group P032 5. Mr David Burton, Devine Homes P099 6. Mr Greg Pattinson, City of Playford P116 7. Mr Steve Barilla on behalf of Munno Para Downs Landowners P040 Group 8. Ms Heather Ceravolo P017 9. Ms Athena Blias P044 10. Mr Ryan Viney, Town of Gawler P114 11. Mr Frank Barilla P043 12. Mr Cosimo Gentilcore P049 13. Mr Stan Magias P107

Public access to submissions about the Development Plan Amendment

Copies of all submissions were made available for public review from 5 August 2013 at www.sa.gov.au/planning/Development Plan Amendments and at the Department of Planning, Transport and Infrastructure’s office.

3. SUBMISSIONS

Public submissions

One hundred and seventeen (117) public submissions have been received. DPAC notes that there is strong support for the DPA with seventy-six (76) of the submissions expressing support or positive comments about the Development Plan Amendment. A copy of each public submission is included in Attachment C. The main issues/comments which have been raised in the submissions are set out below:

 General support for the draft Development Plan Amendment,– in terms of providing: - a logical, economic and viable extension of urban development in the region;

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- improved land supply, housing affordability and orderly growth; - land to accommodate the targets contained in the 30-Year Plan for Greater Adelaide; - improved andco-ordinated infrastructure and better use of existing infrastructure for local communities; - a range of allotment sizes and diverse dwelling types in new residential areas; and - housing to accommodate future employment growth in the region – in particular the industry proposed for the Greater Edinburgh Park RAAF Base and precinct.  General concerns were expressed about a number of elements of the draft Development Plan Amendment, including: - the loss of prime farming / market gardening land; - the lack of employment for the anticipated growth in population and the need for an employment plan for the region; - the proposal for rezoning areas which are prone to flooding (from the Gawler River); - the draft DPA does not adequately address noise impacts or the wheel squeal associated with trains on the northern freight corridor; - the lack of support for designating “farming uses” or “Horticulture” as non-complying forms of development within the MOSS, Deferred Urban and Suburban Neighbourhood Zones, due to impacts on existing operations; - the costs of infrastructure, indicating that it should be a responsibility shared between the three levels of government instead of individual landowners; - rezoning new residential areas will exacerbate traffic congestion on Main North Road; and - public transportation links (particularly rail transport) will need to be substantially increased to accommodate the anticipated growth in population.

 Specific issues andconcerns were expressed in the submissions relating to the amendments which are proposed to the four new urban growth areas (Angle Vale, Playford North Extension, Virginia and Buckland Park). These are discussed in greater detail under the heading of ‘Discussion’ below.

A summary of each submission is contained in Attachment D.

Council submissions

Five (5) submissions were also received from the City of Playford, Town of Gawler, District Council of Mallala, District Council of Barossa and Light Regional Councils. A copy of each submission is included in Attachment C. The main issues and comments which have been raised in these submissions are set out below:

 District Council of Mallala - acknowledges its responsibility to ensure that urban expansion targets (for Two Wells & Mallala) set out in the 30 Year Plan are achieved and is committed to seeking collaborative partnerships with its neighbouring Councils (ie Playford) regarding economic activity, transport and infrastructure.

 The Barossa Council – asserts that the proposals to enable further urban expansion onto the flood plain north of Angle Vale and Virginia, will potentially compromise the future effectiveness of existing and proposed flood mitigation treatments. The Council

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has therefore requested that no expansion areas be designated until the required consultation, research and studies occur.

 Light Regional Council – supports the intent of the Structure Plan and the draft Development Plan Amendment.

 Town of Gawler – is concerned about the intent of the draft Development Plan Amendment to create a new Rural Living Zone along the southern side of Dalkeith Road. The Council considers that this proposal will lead to an erosion of the green buffer as depicted in The 30-Year Plan and considers that any change to this buffer should proceed in a coordinated manner based on agreed investigations to be undertaken; and

 City of Playford – fully supports the directions of the Structure Plan and the draft Development Plan Amendment, but has provided detailed commentary on a number of key issues of specific concern. These issues are:

- Requests that a further change in zoning for the proposed Rural Living Zone (Playford North Extension) to residential zoning or similar. - Requests a change in the minimum allotment size for the existing township areas of Angle Vale and Virginia, (somewhere between the current minimum and the proposed minimum to ensure managed change in the townships). - Is opposed to the rezoning of the growth areas of the townships unless a reticulated waste water system is guaranteed. - Seeks the reinstatement of social infrastructure policy currently in the Infrastructure general policy of the Development Plan, which will be removed if this draft Development Plan Amendment is approved. - Requests the staged development of the new urban growth areas. - Seeks the removal of Horticulture as non-complying development in the Deferred Urban Zone until such time as flooding issues in this zone can be resolved.; - Seeks the inclusion of stronger policies including objectives and non-complying policies in the Development Plan Amendment supporting provision of infrastructure and requiring deeds prior to commencement of development.

A summary of each submission is contained in Attachment D.

State Government Agency submissions

Fourteen (14) responses were received from State Government Agencies. A copy of each agency response is included in Attachment E. The main issues/comments which have been raised in the submissions are set out below:

 All Government Agencies who have submitted comments on the draft Development Plan Amendment, are generally supportive of the Development Plan Amendment.  The Environment Protection Authority (EPA) considers that the majority of issues raised at the Structure Plan stage, have been dealt with in the draft Development Plan Amendment, however two issues in particular (site contamination and noise), which were identified in the Structure Plan and require further investigations at the Development Plan Amendment stage.  The EPA considers that the site contamination history overview assessments prepared for the Playford Urban Growth areas, do not meet the requirements of the National Environment Protection (Assessment of Site Contamination Measure 1999) and therefore further work will be required to be undertaken in line with these requirements before the draft Development Plan Amendment is finalised.

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 The EPA has also highlighted that the Acoustic Barrier Analysis Report undertaken to inform the Structure Plan and draft Development Plan Amendment, did not specify standards to address outdoor noise amenity. The EPA has therefore requested provision of additional policy in the zone to specify that all proposed residential development adjacent existing major or arterial roads should be designed to meet an outdoor noise criteria of 52db(a) based on the World Health Organisations guidelines for community noise (1999).  The Adelaide and Mount Lofty Ranges Natural Resources Management Board has advised that the levee proposed in the draft Development Plan Amendment at Angle Vale to divert floodwaters away from development, will increase flood risk to adjacent areas. It is also considers that zoning flood prone land at Virginia as Deferred Urban is inviting future development on flood prone land which is inappropriate.

A summary of each submission is contained in Attachment F.

DISCUSSION

Set out below is a summary of the key issues which have been raised during consultation and responses as to how the issues have been considered by the Committee:

The issues raised during consultation are grouped as follows:Structure Plan process, Zone amendments, specific issues as they relate to each of the urban growth areas and general policy / miscellaneous amendments issues.

Playford Growth Area Structure Plan

DPAC understands that the draft Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Amendments Development Plan Amendment, has been prepared on the basis of investigations undertaken for the Playford Growth Area Structure Plan (The Structure Plan). The Structure Plan provides a comprehensive and detailed vision for the development of the region based around identified growth areas of Angle Vale, Playford North Extension, Virginia and Greater Edinburgh Parks. This reflects the directions of the 30-Year Plan for Greater Adelaide.

More specifically the Structure Plan details:

 future land use and built form directions for the region ;  dwelling, people and jobs targets for the growth areas;  infrastructure and service requirements necessary to support this growth - including road network and transport, public transport, electricity supply, stormwater, water and wastewater supply, gas network, open space and recreation facilities, and education and public health facilities; and  Investigation’s to inform the preparation of Development Plan Amendments.

DPAC notes that as part of the Structure Plan, detailed requirements for infrastructure and services have been investigated and identified to support envisaged growth in the region. This includes significant regional infrastructure, as well as ‘infrastructure precincts’ that identify the requirements for a smaller areas necessary for them to be developed. The ‘infrastructure precincts’ identified for the Playford Urban Growth Areas are included in the proposed Suburban Neighbourhood Zone as policy that only allows for land division once the identified infrastructure items have been provided, or agreements are in place for their provision (under the heading Infrastructure Co-ordination).

The DPAC also understands that Renewal SA is currently negotiating with property owners and Councils in respect to infrastructure agreements (ie agreed contributions towards the

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cost of infrastructure) and that these will be in place prior to any rezoning occurring. The DPAC supports this approach and the advice provided at this point is based on these infrastructure agreements being finalised.

As a consequence, some areas may be ready to be considered for rezoning where infrastructure agreements have been reached, while other areas may not. In these circumstances, DPAC supports the Minister for Planning giving consideration to dividing the draft Development Plan Amendment into parts and only progressing rezoning where infrastructure agreements have been made.

Recommendation

The draft Development Plan Amendment be divided into parts so that only these areas where infrastructure agreements have been reached are considered for approval.

Suburban Neighbourhood Zone amendments

Two (2) detailed submissions have been received from Walker Corporation (developers of Buckland Park) and Lanser Communities (developers of land at Virginia), requesting a number of amendments to the proposed Suburban Neighbourhood Zone.

These requests are based on the following:

 The proposed average net residential density of 30-45 dwellings per hectare (specified in the Desired Character Statement) is unrealistic and should be amended downwards.  The Desired Character Statement, as it relates to development in the Angle Vale Township, should refer to two Local Activity Centres rather than one.  Amending Objective 6, to specifically refer to a particular area of the Buckland Park Growth Area which is impacted by nearby organic waste treatment.  Amending Principles of Development Control 1, 2 and 5 making it easier for entertainment and live music venues in certain areas of the zone.  Amending Principles of Development Control 15, 16, 17 and 21 relating to set back and site area policy to provide greater flexibility.  Reduction in proposed minimum allotment size for detached dwellings from 270 to 240 square metres, to better reflect the residential densities which are anticipated.  Suggested changes to Category 1 public notification provisions to include restaurants not adjacent dwellings, (as per current Buckland Park zoning provisions).  Removal of Horticulture and Farming as non-complying land uses in the Zone, to enable existing operations to expand / change in a managed way.  Introduction of non-complying trigger for infrastructure provision.

The comments in most instances relate to the application of policies similar to which have been applied to Buckland Park.

In this respect, DPAC has been advised that the intent of the draft Development Plan Amendment, is to incorporate the existing Residential Neighbourhood Zone, currently covering the Buckland Park development, into the new Suburban Neighbourhood Zone, with little or no amendments (ie policy neutral position). This would provide a consistent policy framework across all of the growth areas in the City of Playford.

It is noted that most of the suggested amendments are essentially minimum requirements and are subject to merit consideration by the relevant planning authority and there is some flexibility in their application.

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In addition, some of the changes which are sought relate to Version 6 of the South Australian Planning Policy Library. Accordingly, changes to standard policy is only anticipated where it is to correct clear errors or provide a strong argument for improving the standard text.

In terms of residential densities, the objective of the Suburban Neighbourhood Zone is to accommodate average net residential site densities of up to 30-45 dwellings per hectare at Buckland Park and the Playford North Extension only. As indicated in the Zone’s Desired Character Statement, lower residential site densities are expected at both Virginia and Angle Vale to ‘take into account existing built-up character, where the provision of larger residential allotments will predominate particularly at the interface with the existing built up areas’.

Following consideration of all the relevant issues, the DPAC recommends the following amendments to the zone for the following reasons:

1. Amend the Desired Character Statement under the heading of Angle Vale Township to the following: ‘The growth area will contain two local activity centres in the order of 250- 1000 square metres of retail floor space and located…….’.

The amendments are supported as there are two Local Activity Centres proposed for Angle Vale Township.

2. Amend the fifth paragraph of the Desired Character Statement to say the following:

‘Elsewhere in the zone, the dominant character is expected to be created by residential buildings of up to three storeys supporting an average net residential density of around 20-35 dwellings per hectare’.

It is accepted that the average net density specified in the Desired Character Statement is probably too high and should be revised downwards to better reflect the location of the growth areas location in the Adelaide metropolitan area.

3. Amend Objective 6 as follows: ‘Land not used for sensitive urban purposes within those parts of the Buckland Park urban growth area identified in Concept Plan Map Play/32 – Buckland Park Odour Area until potential adverse impacts…….’;

The above amendment is supported as it is reasonable to expect that only the area identified in the above Concept Plan should have restrictions placed on its development for sensitive urban purposes.

4. Exempt Principle of Development Control 5 from applying to the District Centre at Buckland Park, thereby permitting licensed premises with live music at this particular location.

The above amendment is supported as it is reasonable to expect that licensed premises accommodating live music would be permitted in a District level Activity Centre.

5. Remove Horticulture from the non-complying development list and include policy to recognise existing development and allow managed operation, in areas where residential / open space / recreational uses are not anticipated over the short to medium term.

The above amendments are supported as it is reasonable to expect that existing horticultural operations should be allowed to continue to operate until such time as the land is required for new urban land uses, provided they don’t intensity operations.

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6. Amend Category 1 public notification categories to include restaurants, except where located adjacent an existing or approved dwelling to be consistent with existing Residential Neighbourhood Zone provisions at Buckland Park. The above amendment is supported as it is consistent with existing zone provisions at Buckland Park and would be consistent with the way that similar land uses are treated in the Suburban Neighbourhood Zone.

Recommendations

The following changes are recommended in respect to the Suburban Neighbourhood Zone:

1. Amend the Desired Character Statement under the heading of Angle Vale Township to refer to two Local Activity Centres and not one. 2. Amend Objective 6 to specifically refer to a particular area of the Buckland Park Growth Area impacted by organic waste treatment. 3. Exclude the District Centre at Buckland Park from Principle of Development Control 5. 4. Delete Horticulture from the non-complying development list. 5. Insert policy to recognise existing horticultural development and allow its managed operation until such time as the subject land and land adjacent is required for urban purposes but not allow its intensification. 6. Amend the Category 1 public notification category to include restaurant, except where located adjacent an existing or approved dwelling.

Angle Vale – Key Issues:

 Impacts on Township Character

Several submissions have been received from local residents and the City of Playford expressing concerns about the impacts that the proposed rezoning of the Angle Vale Township to Suburban Neighbourhood Zone may have on the town’s existing and future character.

Two clear positions on this issue have been identified in public submissions:

 That the existing 1,800 square metre minimum-lot size for residential development in the established town area should be retained and included in the new Suburban Neighbourhood Zone for Angle Vale.

 That the minimum allotment size be amended for the existing town area to reflect a balance between the existing lot sizes and those proposed in the draft Development Plan Amendment eg. somewhere in the middle (This is the position put forward by the Playford Council).

The DPAC supports the position on this matter put forward by the City of Playford and therefore recommends that a new Policy Area is prescribed for the Suburban Neighbourhood Zone (as it relates to the Angle Vale Township) providing for lower residential densities to reflect the existing character of the town and to also provide a more formal transition area between the old and new residential areas.

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Recommendation

It is recommended that a new Policy Area (within the Suburban Neighbourhood Zone) be included for existing township areas of Angle Vale in order to:

- provide a minimum allotment size of 600-700 square metres; - restrict the development of hammerhead allotments; - provide wider allotment frontage requirements in the order of 15 metres; - allow for higher residential densities in the area immediately adjacent the Neighbourhood Centre Zone; - include a transition of allotment sizes from the existing township area to the new residential areas; and - include policy to specify that all new development should be connected to a sewer or similar system.

 Rezoning of Primary Production Zone land to Suburban Neighbourhood Zone

Two (2) submissions have been received from affected property owners requesting that the land located on the eastern side of Riverbanks Road between Angle Vale / Hilliers Roads and the Northern Expressway, be rezoned from Primary Production to Suburban Neighbourhood, due to the proximity of the new residential zone and the increasing un-viability of horticulture at this location.

The properties in question are outlined as red in the map below:

DPAC notes that the area affected (which includes Allotments 1, 2, 50, 51, 204, 301 and 303 Angle Vale Road and Allotments 205 and 209 Hillier Road), has not been identified within the Structure Plan as being future urban land.

DPAC has been advised that the properties have also not been the subject of investigation through the Structure Plan process. As such, the infrastructure requirements are unknown. Page 10 of 46 Document #:7880444 Version: 1

The DPAC considers that the current zoning of the properties should be retained as there is an adequate supply of land identified at Angle Vale to accommodate 15 year land supply and growth anticipated and there are infrastructure issues in this area which currently limit the ability of this land to be rezoned at this time.

Notwithstanding this, consideration could be given to investigating the land as future urban in the Structure Plan which will allow the merits of rezoning this land to residential to be considered at a later time.

Recommendation

1. Retain current Primary Production Zoning for land east of Riverbanks Road, Angle Vale (status quo).

2. Consider investigations, as part of the Structure Plan, for including land east of Riverbanks Road, Angle Vale for future urban development (to possibly be rezoned at a later stage subject to the outcome of investigations).

 Expansion of the Neighbourhood Centre Zone The draft Development Plan Amendment proposes to increase the size of the Neighbourhood Centre Zone at Angle Vale, to include land to the immediate south of the existing zone (currently containing the Virgara Winery buildings).

The current and proposed zoning of the land in question is shown in the maps below:

Current Zoning Proposed Zoning (DPA)

A submission from the owners of Virgara Winery have requested that the zone be further increased to include all of its neighbouring land holdings (including an existing woodlot) and that the floor space cap for the zone is increased from 8,000 to 10,500 square metres in order to:

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 accommodate development associated with tourism / winery uses ; and

 provide land for additional destination activities for the Angle Vale Township (including restaurants and entertainment uses).

Leasecorp (owners of the Angle Vale Shopping Centre) oppose any further expansion of the Neighbourhood Centre Zone as it considers that the current zone footprint provides adequate capacity to cater for future expansion.

The DPAC considers that the limited expansion of the Neighbourhood Centre Zone (as reflected in the exhibited Development Plan Amendment) is appropriate and that no further expansion is warranted at this time, as it would negatively impact on the zone’s long term objectives.

The DPAC however does consider that the Neighbourhood Centre Zone policies should be amended (including the possibility of a new Policy Area within the zone), to provide for a greater range of land uses associated with tourism / winery uses on that land that is already proposed for inclusion in the zone.

Recommendation

Amend the Neighbourhood Centre Zone in the Angle Vale Township, to accommodate a greater range of land uses associated with tourism / winery uses consistent with the existing winery complex.

 Change in zone boundary of MOSS land north of Angle Vale and removal of Horticulture as a non-complying development from the MOSS Zone

The owner of Lot 2 Riverbanks Road, Gawler River (Limavady Pty Ltd), has requested that the MOSS Zone boundary (as it affects their property) be amended northwards to more accurately reflect flood mapping prepared for the Playford Local Government Area (that is the MOSS boundary should intersect Riverbanks Road a further 180 metres north). This would allow some of their land to be included in the proposed Suburban Neighbourhood Zone to the south. Other relevant maps including Overlay Map Play/4 Development Constraints, would also need to be amended to reflect this change.

The property in question is identified as red in the map below:

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The City of Playford supports the rezoning of the MOSS land to Suburban Neighbourhood Zone (to reflect updated flood mapping), but only on the basis of the following matters being resolved first:

 an agreement is reached for the open space identified on the property (and in the Structure Plan) to be transferred to Government / Council ownership without cost; and

 an agreement is reached for a contribution to the development of the open space.

The agreements sought by the City of Playford are not matters that the Development Policy Advisory Committee can provide advice on. These matters should form part of the infrastructure agreements currently being negotiated by Renewal SA.

The DPAC also does not support an amendment to the Moss zone boundary, simply on the basis of updated flood mapping (if it is made available prior to approval of the Development Plan Amendment). This is not an appropriate means of determining changes to zone boundaries and development potential of land as flood mapping is updated on a regular basis (more frequently than the Development Plan is updated) and such information can become outdated very quickly.

The DPAC therefore considers that the development opportunities for the property would be better determined by the inclusion of a Principle (or Principles) of Development Control which allow proposals to be assessed by the relevant planning authority against any updated flood mapping which is available.

The DPAC notes that the current Development Plan contains a number of Principles of Development Control in the Hazards General policy, which refers to a Gawler River Flood Hazard Map – GRO Map No. 238/1993. This set of policies should be reviewed to ensure that it addresses this issue adequately. The removal of Horticulture as a non-complying land use in the MOSS Zone however, is not supported by the DPAC, as it could have implications for the use of land in the broader zone Page 13 of 46 Document #:7880444 Version: 1

for open space and recreational purposes. Existing horticultural operations (such as those on Lot 2 Riverbanks Road, Gawler River) will be permitted to continue operating in the zone (within certain parameters) until such time as the subject land and land adjacent is required for its new use.

Recommendations

1. Retain current zoning of the area affected (status quo).

2. Consideration is given to reviewing policy in the Development Plan which refers to updated flood prone land mapping which sits outside the current Development Plan eg. GRO Maps.

3. Retain Horticulture as non-complying development in the MOSS Zone (status quo).

 Relocation of Local Centre identified on Concept Plan at Angle Vale Road, Angle Vale

The owners of the existing Virgara Continental Fruit and Vegetable Shop, have requested that the proposed Local Centre for Angle Vale Road, identified on the Structure Plan and in the draft Development Plan Amendment (on Concept Plan Map Play/36), should be located further west to incorporate their existing shop and adjacent land to the east (also owned by the Virgara Family and others).

The land in question and the location of the proposed local centre is shown on the map below:

The Angle Vale Structure Plan and maps contained in the draft Development Plan Amendment currently illustrates the subject land is proposed as “Open Space / Recreation” purposes only

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within the Suburban Neighbourhood Zone. It also shows land further east along Angle Vale Road, as containing a proposed “Local Centre”.

The City of Playford has recommended that the proposed Local Centre site remain as it is currently shown in the Concept Plan for the following reasons:

 there is a better opportunity for the new site which has been identified to develop as a ‘true local activity centre’ integrated with a proposed new ring road (identified on Concept Plan Map Play/39 – Angle Vale Urban Growth Area Infrastructure); and

 the existing Continental Fruit and Vegetable Shop can continue to operate and expand within the proposed Suburban Neighbourhood Zone. The new zone allows for local scale retail activity up to 1,500 square metres, regardless of whether it is located in an identified local centre on a Concept Plan.

The DPAC supports this position. It is also supports retention of the affected land (adjacent the fruit and vegetable shop) for future recreation purposes (as identified on Concept Plan Map Play/36 and the Structure Plan) as it is likely that this land will be required for future expansion of the adjacent Angle Vale Community Sports Facility as the population of the town grows.

Recommendation

That no changes be made to Concept Plan Map Play/36 (status quo).

Playford North Extension – Key Issues:

 Amendments to proposed Rural Living Zone

A number of submissions from property owners have requested that the proposed Rural Living Zone, between Dalkeith Road and the ElectraNet transmission corridor, be changed to a residential zoning or similar, with the minimum allotment size being reduced to either 1,200, 1,500 or 2,000 square metres (or a mix of), to provide a buffer between rural land uses and higher intensity housing. Reference has also been made in the submissions to the Scholefield Robinson report (referred to in the Investigations Section of the draft Development Plan Amendment) which supports the inclusion of this land within the Suburban Neighbourhood Zone, on the basis of there being no significant interface issues.

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The land in question is identified as red on the map below:

DPAC notes that the City of Playford considers that a change in zoning to Suburban Neighbourhood Zone and a reduction in lot size to 1,200 square metres where residential development is connected to sewer would be appropriate for this area.

The Town of Gawler (in its submission and verbal presentation at the Public Meeting) opposes any change in zoning to the land to provide for rural living. The Town of Gawler considers that this will erode the green belt / buffer and also Gawler’s “sense of place” and separation from the greater metropolitan area.

DPAC has been advised that the subject land was “earmarked” as Future Urban Land in The 30-Year Plan and also identified in the Playford Structure Plan as residential land, but was shown as a Rural Living Zone in the draft Development Plan Amendment to provide a transition in allotment sizes between the new Suburban Neighbourhood Zone to the south and existing rural land uses to the north of Dalkeith Road in the Gawler Local Government Area.

The DPAC considers that a change in the proposed zoning to residential (albeit at a much lower density) would be appropriate as it addresses the issues which have been raised in the submissions, is consistent with both the City of Playford’s position and with the directions of both The 30-Year Plan and the Structure Plan. The DPAC is also of the view that the provision of a continuous open space / landscaped buffer to the Town of Gawler (within the City of Playford) is not a justification for retaining the current Primary Production Zoning of the subject land.

DPAC understands that ElectraNet is currently considering an option to relocate its existing transmission corridor from its current location to directly adjacent Dalkeith Road (refer to further discussion on this issue under the heading of ElectraNet corridor below). This would Page 16 of 46 Document #:7880444 Version: 1

provide the opportunity to provide at least a 100 metre landscaped open space buffer (including road reserve) directly adjacent the neighbouring rural zoning in the Town of Gawler. It may also remove the need to create a separate Policy Area as the area in question may then be able to be developed for smaller residential allotments like the rest of the new zone.

Recommendation

Replace the proposed Rural Living Zone at Munno Para Downs with the Suburban Neighbourhood Zone and include a Policy Area for this area which allows a minimum allotment size of 1,200 square metres if connected to a reticulated waste water system.

It should also be noted that any decision by ElectraNet to relocate their transmission line corridor to the area adjacent Dalkeith Road may then remove the need to provide a separate Policy Area over the area affected. The area could then be potentially developed for smaller residential allotments consistent with the rest of the Suburban Neighbourhood Zone.

 Proposed extent / zoning of the ElectraNet Transmission Corridor

Two submissions have requested that the existing ElectraNet transmission corridor identified in the Structure Plan and draft Development Plan Amendment, should contribute to the 12.5% open space provision and should be 75 metres wide (not 100 metres wide). This issue was also raised and supported at the Public Meeting by Devine Homes (owners of 40 hectares of land bounded by the Northern Expressway, Angle Vale Road and Andrews Road).

The submissions also requested clarification as to how this corridor / easement would be managed into the future.

The infrastructure corridor in question is identified as green on the map below:

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DPAC understandsthat the requirement for a 100 metre wide corridor (currently 50 metres) is to accommodate the provision of two transmission lines. ElectraNet has since confirmed that a 100 metre buffer is required.

The potential use of the ElectraNet transmission line easement for open space will be in addition to the 12.5% open space provision already required for development. This is appropriate as it allows this land to be used for other low intensity uses (not in conflict with its use for infrastructure purposes).

The Department of Planning, Transport and Infrastructure has advised DPAC that it recently met with ElectraNet to discuss the following options for the transmission corridor:

1. retention of the current transmission corridor alignment with a 100 metre buffer to allow for the future development of a second transmission line; and

2. possible relocation of the transmission corridor north to follow the alignment of Dalkeith Road – this corridor would also need to have a 100 metre buffer.

DPAC has been advised that ElectraNet has indicated that it would be prepared to formally commit to the rebuilding of the transmission line at the new location, if it can reach agreement with the relevant property owners. The long term management of the corridor would also need to be part of any future discussions.

The relocation of the transmission corridor (should this occur) may provide an improved outcome for use of the existing corridor land and would also provide a 50-100 metre landscaped open space buffer, directly adjacent the neighbouring rural zone in the Town of Gawler.

However, until there is further direction on this matter, the DPAC recommends that the Desired Character Statement for the Suburban Neighbourhood Zone, be amended to reflect the importance of the current ElectraNet transmission corridor and to also indicate its possible future relocation adjacent Dalkeith Road. The Concept Plan for the Playford North Extension should also be amended to show the alignment of a possible future corridor. It would also be beneficial for policies to be added to the zone under the heading of Land Division to protect the current corridor from encroachment by inappropriate land uses.

Recommendation

1. Amend the Desired Character Statement for the Suburban Neighbourhood Zone under the heading of Playford North Extension as follows:

“An Infrastructure Corridor has been created in response to the presence of key public infrastructure, namely a 275kV transmission line. This infrastructure comprises a significant component of the State’s high voltage power transmission network. The zone provisions are aimed at protecting this significant public infrastructure from encroachment by incompatible land uses and protecting the infrastructure corridor from being fragmented by land division and therefore ensuring on-going access for maintenance is available and that the security and reliability of the power network is not compromised. No residential allotments should infringe on the corridor or existing easement. This corridor provides the opportunity for co-locating compatible land use activities such as other appropriate infrastructure, at-grade car parking and roads, a linear park or a cycling / walking trail.”

2. Insert the following Principles into the Suburban Neighbourhood Zone under the heading of Land Division:

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PDC X: The Major Transmission Infrastructure Corridor shown on Overlay Map Play/5 Development Constraints should be protected from encroachment through the provision of a 100 metre wide corridor for the 275kV line.

PDC X: Residential allotments should not be created within the Major Transmission Infrastructure Corridors as shown on Overlay Map Play/5 Development Constraints, or within the existing easements for the 275kV transmission line.

3. Amend the relevant mapping and Structure Plan to show the alignment of an alternative potential ElectraNet transmission corridor directly adjacent Dalkeith Road (contingent upona decision being made to construct a new corridor).

 Site Contamination

DPAC has been advised that the investigations undertaken as part of the draft Development Plan Amendment, identified that some parts of the Playford North Extension Urban Growth Area are known to be contaminated, as a result of past activities, particularly the former asbestos repository and former munitions storage area. Similarly, DPAC has also been advised there is also a possibility that other areas in the proposed Suburban Neighbourhood Zone, Neighbourhood Centre Zone and Rural Living Zone are contaminated due to previous horticultural, agricultural and / or primary production activities. The extent of this contamination however has not been determined.

The EPA’s submission suggests that:

 the former asbestos repository and munitions storage area, not be rezoned until interim site contamination audit advice has been prepared, presumably due to the known presence of contaminants and historical zoning and land uses; and  a new policy is inserted to require those sites with known contamination to have a site audit report prepared to assess the suitability of the site for its intended use.

The two contaminated sites in question are shown as red on the following map below (the former munitions storage is the site to the north and the former asbestos repository is the site to the south):

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The principle that land being contemplated for development or redevelopment should be ‘suitable for its intended purpose’ is supported by the DPAC, and is a matter that has been embraced by planning policy through the Development Plan. This principle is perhaps the best test of any proposed rezoning. The existing Hazards provisions in the General Section of the Playford Council Development Plan, contains the following under the subheading ‘Site Contamination’:

Development, including land division, should not occur on contaminated land or on potentially contaminated land unless either of the following applies:

(a) remediation of the site is undertaken to a standard that makes it suitable and safe for the proposed use (b) the site will be maintained in a condition, or the development will be undertaken in a manner, that will not pose a threat to the health and safety of the environment or to occupiers of the site or land in the locality.

This provision establishes a basis for the planning authority to examine contamination issues further (for example where there is suspicion of contamination) and in circumstances where contamination is found to exist, to require a site contamination auditor to provide an assessment as to the suitability of the land for the proposed use.

The audit system also provides capacity for an ‘interim audit’ to be provided but it does not prescribe when such an audit / interim audit is undertaken – this is a matter for the planning authority when administering its duties under the Development Act 1993.

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The EPA’s desire to have an interim site contamination audit completed prior to rezoning of the two areas identified has wider implications namely that:

 requiring an interim audit prior to rezoning based on preliminary testing, could act as a disincentive to performing such tasks at the development phase that would better inform future processes and eventual development of land;

 in environments proposing to support mixed land uses, where the immediate arrangement of uses may not be known for some time, the upfront preparation of an interim or full site contamination audit is likely to be impractical (unless all the land is proposed to be remediated to the most sensitive use contemplated (eg. residential) with additional and possibly unnecessary costs); and

 it is inconsistent with the current rules which apply to those other new urban growth areas currently being developed in the Playford Local Government Area which allow an audit to be undertaken at the development proposal stage (if it is required).

The Suburban Neighbourhood Zone represents a mixed use zone intended to cater for a wide variety of commercial, retail and residential activities - it does not designate areas for particular land uses within the Zone other than to promote the District, Neighbourhood and Local Activity Centres (identified by Concept Plan) as retail hubs. This provides flexibility throughout the life of the project and beyond to respond to market preferences (ie. highest and best use) and other factors that can impact the end use, including site contamination and remediation measures.

The DPAC also recommends that the Minister consider removing the former asbestos repository and surrounding land from the proposed Suburban Neighbourhood Zone and Commercial Zone, given the uncertainty about the extent and nature of the contamination of this particular site and what measures may need to be taken to ensure the land is suitable for the intended use.

DPAC notes that most of this land (in particular Lot 50 which contains the asbestos repository) is owned by Renewal SA and the property directly adjoins the proposed new Urban Employment Zone which could be better alternative zoning for the land.

Recommendation

1. Insert the following paragraph into the Desired Character Statement for the Suburban Neighbourhood Zone so that it applies zone-wide:

“Some parts of the zone are known to be contaminated, including contamination within the former munitions dump located south of Curtis Road, west of Andrews Road as shown on Overlay Maps Play/15 and 16 – Development Constraints. For this site, a site contamination audit may be required at the development assessment stage once the proposed land use for the site has been determined.

Other areas within the zone may also be contaminated due to previous activities. Due to these circumstances, development is expected to occur using the precautionary principle and may therefore require further site contamination assessment as part of future development proposals particularly where it involves the establishment of sensitive uses.”

2. Insert the following Principle of Development Control into the Suburban Neighbourhood Zone under the heading of Land Use:

PDC X: Residential development within those areas of known site contamination as shown on Overlay Maps Play/15 and 16 – Development Constraints should only be

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established once site contamination investigations have been undertaken that determine that the land is suitable for residential use.

3. Remove Lots 50, 337 and 338 Womma Road, Penfield from the proposed Suburban Neighbourhood Zone and new Commercial Zone (which includes the former asbestos repository).

4. Consider investigations, as part of the Structure Plan on the potential of Lots 50, 337 and 338 Womma Road, Penfield to be either future Primary Production / Rural Land or Industry / Employment Land (to be possibly rezoned at a later stage subject to the outcome of investigations).

 Relocation of and upgrading of Local Centre to Neighbourhood Centre at Munno Para Downs

Several submissions have indicated that the current Local Centre identified in Concept Plan Map Play/37 for Munno Para Downs (abutting Andrews Road), should be upgraded to a Neighbourhood Centre size (accommodating 2,000-3,000 square metres of floor space) and be relocated north of the ElectraNet transmission line corridor to allow for main road exposure and allow non-productive transmission corridor land to be used for car parking.

The centre in question is shown as blue on the map below with the alternative centre location shown in red:

Having considered the submission and the City of Playford’s support for relocation of this centre, the DPAC supports the relocation of the proposed Local Activity Centre identified on Concept Plan Map Play/37 to the north of the ElectraNet transmission corridor (at the junction of Angle Vale Road and Andrews Road). However, it should be noted that any proposal to

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relocate the centre, will be dependent on ElectraNet’s decision to relocate its transmission line corridor further north to the area where the centre would be located.

The DPAC however does not support an increase in the floor space to Neighbourhood Centre level as:

 The draft Development Plan Amendment already provides for the location of a significant new Neighbourhood Centre nearby (at Munno Para Down as identified on Concept Plan Map Play/37); and

 It would be inconsistent with the draft Development Plan Amendment’s investigations which indicate that only two new Neighbourhood Centres and one Local Centre would be viable in the Playford North Extension Urban Growth Area due to the location of other nearby centres in existing residential areas.

Recommendations

1. Relocate the Local Activity Centre (Munno Para Downs) in the Playford North Extension to the north of the transmission line corridor on Concept Plan Map Play/37.

2. Amend the Structure Plan to show the new location of the Local Activity Centre north of the transmission line corridor.

It should be noted that any decision by ElectraNet to relocate their transmission line corridor to the area adjacent Dalkeith Road may impact the ability to relocate the local centre to the desired location as the new transmission line corridor will effectively run through the area affected.

Virginia Township – Key Issues:

 Expansion of the Town Centre Zone

The draft Development Plan Amendment proposes the expansion of the Town Centre Zone to incorporate the existing Commercial Zone and part of the existing Residential Zone.

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The current and proposed zoning of the land in question is shown in the map below:

Current Zoning Proposed Zoning (DPA)

DPAC has been advised that the current owner of the Virginia Shopping Centre (Leasecorp) has lodged a submission opposing the proposed zone expansion. Leasecorp has also questioned why current zoning provisions for the Town Centre and Commercial Zone have been removed, in favour of less prescriptive provisions. There is a particular focus on the removal of relevant non-complying triggers and an increase in retail floor space.

Leasecorp is also concerned about shops being a permitted or merit use in the new neighbouring Suburban Neighbourhood Zone and wants to retain the restrictions of the existing Residential Zone.

The DPAC supports the proposed expansion of the Town Centre Zone, as it consistent with retail analysis advice which informed the Structure Plan and draft Development Plan Amendment and largely reflects the nature of existing land uses and also permits future expansion of the centre in line with population growth. It is noted that very little or no policy amendments have been made to the expanded Town Centre zone.

The Suburban Neighbourhood Zone which will replace the surrounding Residential Zone at Virginia, is also supported by DPAC as it will provide for mixed use development and a policy framework which is more flexible than traditional zoning. While there is scope for local centre type development in the zone (of 250-1,000 square metres in floor space) this will complement rather than compete with the role of the Town Centre.

Recommendation

That no change to the Town Centre Zone (status quo).

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 Noise Impacts from rail corridor The Australian Rail Track Corporation has lodged a submission asserting that the draft Development Plan Amendment does not adequately address noise impacts which occur outside a dwelling or the wheel squeal of trains on the northern freight corridor.

The Australian Rail Track Corporation has requested that the policies be revised to have regard to the EPA guidelines and provide a 45 metre separation distance from rail lines.

The draft Development Plan Amendment has included detailed general and overlay policies, which seek to minimise the impacts of external noise and air emissions on sensitive development. This includes the application of a new Noise and Air Emissions Overlay to the affected areas, which in turn triggers the use of Minister’s Specification SA8 (building rules consent) relating to construction requirements for the control of external sound.

Most of the above policies however relate to controlling noise impacts within a building.

In terms of minimising external noise impacts on sensitive land uses, the Structure Plan and draft Development Plan Amendment, requires (through the provision of Infrastructure Precincts) that several noise barriers / walls are provided along the Northern Expressway (at Angle Vale and Playford North Extension) and along the northern freight corridor and Port Wakefield Road at Virginia to minimise noise from these corridors.

In respect to the Virginia urban growth area, the Australian Rail Track Corporation has indicated that the acoustic analysis undertaken for this area cannot justify the use of noise walls on their own to reduce the impacts of noise such as wheel squeal from trains as it used non-site specific data only (that is data measured at a different location and then applied to the study area). The EPA submission has also identified concerns that the draft Development Plan Amendment does not prescribe an appropriate level of external noise amenity for sites such as those adjacent the rail corridor.

To address the concerns identified by the Australian Rail Track Corporation and the EPA, DPAC recommends that consideration be given to amending the Desired Character Statement to require further site specific noise monitoring at the development assessment stage to work out the appropriate noise abatement measures needed (in addition to the use of noise walls). It may be prudent to also include in the Suburban Neighbourhood Zone some additional principles of development control under the headings of Form and Character and Land Division to provide further guidance on this matter. Prescribing a specific separation distance is not recommended as this may change as a result of subsequent investigations.

Recommendation

1. Insert the following amended paragraph into the Desired Character Statement for the Suburban Neighbourhood Zone as it applies to Virginia Township:

“The Growth Area at Virginia is subject to road traffic noise from Port Wakefield Road, rail noise and vibration from the Adelaide to Darwin/Perth rail corridor, and motor racing noise from sprint car racing. Due to these circumstances, development adjacent these locations is expected to occur using the precautionary principle and may therefore require further site specific noise monitoring to assess the need for appropriate abatement measures as part of future development proposals particularly where it involves the establishment of sensitive uses.”

2. Include the following additional Principle of Development Control into the Suburban Neighbourhood Zone to address interface issues between the railway corridor and new residential development at Virginia:

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Land Division

PDC X

New residential development adjacent to the rail corridor, Port Wakefield Road and the speedway facility at Virginia as shown in Concept Plan Map Play/38 (Virginia Urban Growth Area) and the Northern Expressway in other urban growth areas should have regard to existing and possible future noise sources with respect to site layout, orientation, design and construction to ensure a safe and comfortable residential environment and to minimise conflict with existing non-residential activities.

 Rezoning of flood prone land The following issues relating to the rezoning of flood prone land have been raised.

1. The proposal for rezoning areas prone to flooding is not supported and should be based on updated flood modelling currently being completed by the Gawler River Flood Management Authority. 2. The flood plain at Virginia and Angle Vale, needs to be addressed by the application of appropriate mitigation measures. 3. The designation of land at Virginia as “Deferred Urban”, is not supported until feasible solutions are found to protect this land from flooding. 4. The draft Development Plan Amendment has failed to consider the future liabilities of permitting increased residential development within a known flood prone area – these areas should therefore be excluded from the draft Development Plan Amendment.

The above issues were raised by the Gawler River Flood Management Authority and the Barossa Council in their respective submissions regarding to the Playford Urban Growth Areas Development Plan Amendment.

The DPAC is aware that detailed investigations undertaken for the Structure Plan and draft Development Plan Amendment have considered flood affected areas in the proposed growth areas and possible solutions to protect areas from inundation. This work was based on the latest information available at this time.

The extent of flooding along the Gawler River is well documented and is identified as a feature on existing Development Constraints maps in the Playford Council Development Plan.

The most significant area of flooding from the Gawler River occurs in the northern half of the Virginia urban growth area. All of this land is subject to inundation. A potential solution to the flooding issue at this location has been identified in the investigations and involves a significant levee and diversion structures over tens of kilometres which have not been considered viable at this time. Hence the zoning of the area affected has been proposed as Deferred Urban at this time until the proposed mitigation measures become more viable. Existing primary production land uses of the land can still continue in the interim which is appropriate.

DPAC has been advised that flows from the Gawler River also inundate parts of the proposed Angle Vale growth area, however, the investigations have indicated that a levee 0.5 metres high (plus freeboard) and approximately 700 metres long would provide protection for the existing residential area and the north-west corner of the urban growth area from a 1:100 year ARI flood event. This solution has been previously supported by the Gawler River Flood Management Authority.

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The DPAC is aware that updated flood mapping for the region is currently being prepared by the Gawler River Flood Management Authority but this is unlikely to be completed until at least April 2014.

Notwithstanding this, the zoning and mapping released for consultation in the draft Development Plan Amendment was based on the latest flood mapping information available at this time and still provides an appropriate basis for informing what the appropriate flood mitigation measures should be for each area.

There will further opportunities for flood mapping (as it is continually updated) to be included in the Playford Development Plan through separate Development Plan Amendment exercises.

In the meantime, the DPAC considers that the issue is more appropriately dealt with through the inclusion of a Principle or Principles of Development Control which refer the latest flood mapping information which sits outside the Development Plan. This allows the relevant planning authority to determine the development potential of any particular parcel of land on the basis of the latest flooding information available.

Recommendation

That the policy contained in the Development Plan which refers to updated flood prone land mapping which sits outside the current Development Plan be reviewed (eg. GRO Maps).

 Rezoning of Deferred Urban Zone land to Suburban Neighbourhood Zone

A property owner has requested that 39 hectares of land which has been included in the proposed “Deferred Urban” zone (south of Park Road at Virginia North), be included in the Suburban Neighbourhood Zone as the land is largely located outside the flood prone area was identified in The 30-Year Plan and Housing Employment Land Supply Program report as being a growth area and can easily be integrated into “Infrastructure Precinct A” as it is located directly adjacent this precinct.

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The land in question is shown in red on the map below:

A verbal submission presented at the Public Meeting on behalf of the land owner indicates that another option for consideration would be to rezone part of this land only (5 allotments of 1.4 hectares facing Odgers Road) in lieu of the whole 30 hectares being rezoned.

The DPAC does not support the rezoning of any of the subject land from its proposed Deferred Urban Zoning to Suburban Neighbourhood Zone at this time, until further detailed flood investigations are undertaken which demonstrate the viability of any flood mitigation measures which address the flooding risk for all of the Deferred Urban Zone and not just for this parcel of land.

While the DPAC does accept that the 5 allotments facing Odgers Road (Option 2) are largely not flood prone, the subject allotments are reasonably isolated from the new Suburban Neighbourhood Zone and “Infrastructure Precinct A” to not warrant their consideration for rezoning at this time.

Recommendation

Retain the subject land as Deferred Urban Zone (status quo).

 Rezoning of Primary Production Zone land to Suburban Neighbourhood Zone

A verbal submission presented at the Public Meeting (on behalf of the land owner and provided in writing through a late submission) has requested that 11.5 hectares of land (Lot 32 Old Port Wakefield Road) and surrounding land bounded by the northern rail freight line, King Road and Old Port Wakefield Road (south of Virginia), be considered for inclusion in the Suburban Neighbourhood Zone (from its current Primary Production Zoning).

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The land in question is shown in red on the map below:

The reasons given for requesting the inclusion of this land in the rezoning are set out below:

 the property is not located within the Gawler River Flood Plain area;  the property is located in close proximity and provides a contiguous extension to the proposed new residential and light industrial areas of the Virginia Township; and  Is located at the southern gateway entrance to the township.

The DPAC considers that the current zoning of the property should be retained as the land has not been the subject of investigation through the Structure Plan process. As such, the infrastructure requirements are unknown for this parcel of land.

Recommendation

1. Retain current Primary Production Zoning for land bounded by Old Port Wakefield Road, the northern rail freight line and King Road, Virginia (status quo).

2. Consider investigations, as part of the Structure Plan, for including land bounded by Old Port Wakefield Road, the northern rail freight line and King Road, Virginia for future urban development (to possibly be rezoned at a later stage subject to the outcome of investigations).

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Buckland Park – Key Issues:

 Rezoning of Primary Production Zone land to Rural Living

Proprety owners (the DeLyster Family) have requested that their property (84.5 hectares) located at Legoe Road, Buckland Park (west of the Walker Corporation land), be rezoned for rural living purposes. The property has not been identified within the Structure Plan as being future urban land, however the submission does highlight that the Structure Plan has identified changes in land uses at other locations not included within any defined urban growth area (i.e. land north of Angle Vale Road at Virginia North for future urban and land at Penfield and McDonald Park for rural living).

The land in question is shown as red on the map below:

The “DeLyster property” has not been the subject of investigation through the Structure Plan process. Therefore the infrastructure requirements are unknown for this parcel of land.

Consideration could be given to investigating the land as future urban in the Structure Plan which will allow the merits of rezoning this land to rural living to be considered at a later time.

Recommendation

1. Retain current Primary Production Zoning (status quo).

2. Consider investigations, as part of the Structure Plan, for including land at Legoe Road, Buckland Park for future urban development (to possibly be rezoned at a later stage subject to the outcome of investigations).

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General section policy amendments

Eight (8) submissions were received requesting amendments to proposed or existing General Policy provisions in the Development Plan.

The amendments identified relate specifically to the following issues:

 Hazards section – Principle of Development Control 32 should incorporate additional policy that recognises flood protection works at Buckland Park;  Infrastructure section – the existing objectives for the provision of social infrastructure have been removed in the DPA and it is suggested that they are reinstated as they are critical for assisting Council negotiating for the timely provision of facilities or land for such purposes;  Residential Development section – introduces site coverage provisions (Principle of Development Control 15) – Principle is considered unwarranted and should be deleted;  Residential Development section - suggested changes to Principle of Development Control 15 to apply maximums for site coverage in the Suburban Neighbourhood Zone;  Residential Development section - suggested changes to Principles of Development Control 19 and 20 to reduce site areas relating to minimum private open space provision requested;  Residential Development section - suggested changes to Principles of Development Control 36 and 38 to allow more flexibility around street setbacks;  Design and Appearance section - suggested changes to Principle of Development Control 3 to ensure high standard of building design within 100 metres of Port Wakefield Road;  Design and Appearance section – suggested amendments to Principle of Development Control 3 relating to height and land use provisions for industrial and commercial uses adjacent Angle Vale Road; and  Medium to High Rise / Residential Development section – additional policies and amendments requested to both general policy modules as they relate to aspects of waste management and accessibility of residential developments (Zero Waste).

It is noted that the City of Playford introduced most of these updated general policies through its recent Better Development Plans Conversion Development Plan Amendment. The Playford Urban Growth Areas Development Plan Amendment has in turn updated this policy further to ensure greater consistency with Version 6 of the South Australian Planning Policy Library - such as the inclusion of the Medium to High Rise Development general policy module. However, any local addition policies introduced by the City of Playford’s Development Plan Amendment have been retained to avoid unintended consequences for areas outside the Playford Urban Growth areas.

In considering the suggested changes to general policy, DPAC does not recommend changes to general policy as it considers that many of the changes recommended in the submissions are either:

1. Already dealt with by policy at the zone level (eg. suggested changes to Hazards Principle 32 and Design and Appearance Principle 3); or 2. Current policy already provides a reasonable level of flexibility in its application (eg. suggested changes to Residential Development Principles 15, 19, 20, 36 and 38).

For example, with regard to point 2 above, the requirement for private open space adopted supports the provision of a more affordable product. However, the option to provide greater or less private open space remains, but would be determined by the proponent subject to market expectations for private open space.

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Notwithstanding the above, DPAC recommends the following minor amendments:

 reinstatement of social infrastructure policies which were removed from the Infrastructure General Policy Module and include these as local additions; and

 update waste management policies contained in the Medium to High Rise Development and the Residential Development General Modules to reflect those policies proposed for insertion as part of the Version 7 update of the South Australian Planning Policy Library.

Recommendation

1. Amend the draft Development Plan Amendment to:

Reinstate social infrastructure policies removed by this DPA from the Infrastructure general policy module and include these as local additions; and Update the Medium to High Rise Development and Residential Development general policy modules to reflect the Version 7 update of the South Australian Planning Policy Library with regard to waste management policies for medium-high density residential development.

RECOMMENDED AMENDMENTS FOLLOWING CONSULTATION

Based on a review of all the submissions, DPAC recommends the following key amendments to the draft Development Plan Amendment:

Playford Growth Area Structure Plan

Recommendation

The draft Development Plan Amendment is divided into parts so that only these areas where infrastructure agreements have been reached can be considered for approval.

Suburban Neighbourhood Zone amendments

Recommendation

Make the following changes to the Suburban Neighbourhood Zone:

1. Amend the Desired Character Statement under the heading of Angle Vale Township to refer to two Local Activity Centres and not one; 2. Amend Objective 6 to specifically refer to a particular area of the Buckland Park Growth Area impacted by organic waste treatment; 3. Exclude the District Centre at Buckland Park from Principle of Development Control 5; 4. Delete horticulture from the non-complying development list; 5. Insert policy to recognise existing horticultural development and allow its managed operation until such time as the subject land and land adjacent is required for urban purposes but not allow its intensification; and 6. Amend the Category 1 public notification category to include restaurant, except where located adjacent an existing or approved dwelling.

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Angle Vale Township Urban Growth Area:

 Impacts on Township Character

Recommendation

1. Insert a new Policy Area (within the Suburban Neighbourhood Zone) for existing township areas of Angle Vale to:

- Provide a minimum allotment size of 600-700 square metres; - Restrict the development of hammerhead allotments; - Provide wider allotment frontage requirements in the order of 15 metres; - Allow for higher residential densities in the area immediately adjacent the Neighbourhood Centre Zone; - Include a transition of allotment sizes from the existing township area to the new residential areas; and - Include policy to specify that all new development should be connected to a sewer or similar system.

 Rezoning of Primary Production Zone land to Suburban Neighbourhood Zone

Recommendation

1. Retain current Primary Production Zoning of land east of Riverbanks Road, Angle Vale (status quo).

2. Consider investigations, as part of the Structure Plan, for including land east of Riverbanks Road, Angle Vale Road for future urban development (to possibly be rezoned at a later stage subject to the outcome of investigations).

 Expansion of the Neighbourhood Centre Zone

Recommendation

1. Amend the Neighbourhood Centre Zone in the Angle Vale Township to accommodate a greater range of land uses associated with tourism / winery uses consistent with the existing winery complex.

 Change in zone boundary of MOSS land north of Angle Vale and removal of horticulture as a non-complying development from the MOSS Zone

Recommendation

1. Retain current zoning of the area affected (status quo).

2. Consideration is given to reviewing policy in the Development Plan which refers to updated flood prone land mapping which sits outside the current Development Plan eg. Maps.

3. Retain horticulture as non-complying development in the MOSS Zone (status quo).

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 Relocation of Local Centre identified on Concept Plan at Angle Vale Road, Angle Vale

Recommendation

1. No changes to Concept Plan Map Play/36 (status quo).

Playford North Extension Urban Growth Area:

 Amendments to proposed Rural Living Zone

Recommendation

1. Replace the proposed Rural Living Zone at Munno Para Downs with the Suburban Neighbourhood Zone and include a Policy Area for this area which allows a minimum allotment size of 1,200 square metres if connected to a reticulated waste water system.

Note: Any decision by ElectraNet to relocate their transmission line corridor to the area adjacent Dalkeith Road may then remove the need to provide a separate Policy Area over the area affected. The area could then be potentially developed for smaller residential allotments like the rest of the Suburban Neighbourhood Zone.

 Proposed extent / zoning of the ElectraNet Transmission Corridor

Recommendation

1. Amend the Desired Character Statement for the Suburban Neighbourhood Zone under the heading of Playford North Extension to say the following:

2. Insert the following Principles into the Suburban Neighbourhood Zone under the heading of Land Division:

PDC X: The Major Transmission Infrastructure Corridor shown on Overlay Map Play/5 Development Constraints should be protected from encroachment through the provision of a 100 metre wide corridor for the 275kV line.

PDC X: Residential allotments should not be created within the Major Transmission Infrastructure Corridor shown on Overlay Map Play/5 Development Constraints, or within the existing easements for the 275kV transmission line.

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3. Amend the relevant mapping and Structure Plan to show the alignment of an alternative potential ElectraNet transmission corridor directly adjacent Dalkeith Road (if and when a decision is made to construct a new corridor).  Site Contamination

Recommendation

1. Insert the following paragraph into the Desired Character Statement for the Suburban Neighbourhood Zone so that it applies zone wide:

Other areas within the zone could also be contaminated due to previous activities. Due to these circumstances, development is expected to occur using the precautionary principle and may therefore require further site contamination assessment as part of future development proposals particularly where it involves the establishment of sensitive uses.”

2. Insert the following Principle into the Suburban Neighbourhood Zone under the heading of Land Use:

PDC X: Residential development within those areas of known site contamination as shown on Overlay Maps Play/15 and 16 – Development Constraints should only be established once site contamination investigations have been undertaken that determine that the land is suitable for residential use.

3. Remove Lots 50, 337 and 338 Womma Road, Penfield from the proposed Suburban Neighbourhood Zone and new Commercial Zone (which includes the former asbestos repository).

 Relocation of and upgrading of Local Centre to Neighbourhood Centre at Munno Para Downs

Recommendation

1. Relocate the Local Activity Centre (Munno Para Downs) in the Playford North Extension to the north of the transmission line corridor on Concept Plan Map Play/37.

2. Amend the Structure Plan to show the new location of the Local Activity Centre north of the transmission line corridor.

Note: Any decision by ElectraNet to relocate their transmission line corridor to the area adjacent Dalkeith Road may impact the ability to relocate the local centre to the desired location as the new transmission line corridor will effectively run through the area affected.

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Virginia Township Urban Growth Area:

 Expansion of the Town Centre Zone

Recommendation

1. No change to the draft Development Plan Amendment (status quo).

 Noise Impacts from rail corridor

Recommendation

1. Amend the draft Development Plan Amendment by inserting the following amended paragraph into the Desired Character Statement for the Suburban Neighbourhood Zone as it applies to Virginia Township:

2. Amend the draft Development Plan Amendment to consider including the following additional principle of development control into the Suburban Neighbourhood Zone to address interface issues between sources of noise and new residential areas at Virginia:

Land Division

PDC X

New residential development adjacent the rail corridor, Port Wakefield Road and the speedway facility at Virginia as shown in Concept Plan Map Play/38 (Virginia Urban Growth Area) and the Northern Expressway in other urban growth areas should have regard to existing and possible future noise sources with respect to site layout, orientation, design and construction to ensure a safe and comfortable residential environment and to minimise conflict with existing non-residential activities.

 Rezoning of flood prone land

Recommendation

1. Consideration is given to reviewing policy in the Development Plan which refers to updated flood prone mapping which sits outside the current Development Plan eg. GRO Maps.

 Rezoning of Deferred Urban Zone land to Suburban Neighbourhood Zone

Recommendation

1. Retain the land as Deferred Urban Zone (status quo).

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 Rezoning of Primary Production Zone land to Suburban Neighbourhood Zone

Recommendation

1. Retain current Primary Production Zoning for land bounded by Old Port Wakefield Road, the northern rail freight line and King Road, Virginia (status quo).

Buckland Park Urban Growth Area:

 Rezoning of Primary Production Zone land to Rural Living

Recommendation

1. Retain current Primary Production Zoning for land at Legoe Road, Buckland Park (status quo).

General section policy amendments

Recommendation

1. Amend the draft Development Plan Amendment to:

- Reinstate social infrastructure policies removed by this DPA from the Infrastructure general policy module and include these as local additions; and - Update the Medium to High Rise Development and Residential Development general policy modules to reflect the Version 7 update of the South Australian Planning Policy Library with regard to waste management policies for medium-high density residential development.

…………………………………. Mario Barone

DEVELOPMENT POLICY ADVISORY COMMITTEE

Date: 13 December 2013

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Attachment A: List of agencies and persons who were advised of the draft Development Plan Amendment

The following organisation were consulted on the DPA :

 Department of the Premier and Cabinet  Department of Planning, Transport and Infrastructure (Public Transport Services, Transport Services Division, Office for Major Projects and Infrastructure)  Department for Manufacturing, Innovation, Trade, Resources and Energy  Department of Environment, Water and Natural Resources (Planning and Assessment Unit, ZeroWaste SA and Adelaide and Mount Lofty Ranges NRM Board)  Environment Protection Authority  Department for Communities and Social Inclusion (Northern Connections)  Department of Primary Industries and Regions (Agriculture, Food and Wine, Minerals and Energy Resources)  Department for Education and Child Development  Department for Health and Ageing  Renewal SA  Department of Further Education, Employment, Science and Technology  Australian Government - Department of Defence (Defence Support Group)  Defence SA  Department of Treasury and Finance  South Australia Police  SA State Emergency Service  SA Metropolitan Fire Service  City of Playford  City of Salisbury  Conservation Council of SA  Adelaide and Mount Lofty Ranges Natural Resources Management Board  SA Power Network (formerly ETSA Utilities)  APA Group / Envestra / Origin Energy  Electra Net Pty Ltd  SA Water  Epic Energy  SEAGas  Telstra  Australian Rail Track Corporation (Northern freight line)  NBN Co Limited  Local Government Association  Local Members of Parliament for Taylor, Light, Ramsay and, Napier  Federal Members of Parliament for Wakefield, Port Adelaide, Makin.

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