Item 8.1 – Commercial and Rural Areas Development Plan Amendment

ATTACHMENT 1 Peter Kittle Motor Company Submission

ATTACHMENT 2 Tony Virgara Submission

ATTACHMENT 3 APA Group Submission

ATTACHMENT 4 Light Regional Council Submission

ATTACHMENT 5 SA Water Submission

ATTACHMENT 6 Natural Resources – Adelaide and Mt Lofty Ranges Submission

ATTACHMENT 7 Environment Protection Authority Submission

ATTACHMENT 8 Country Fire Service Submission

ATTACHMENT 9 Department of Planning Transport and Infrastructure Submission

ATTACHMENT 10 Office for Design and Architecture Submission

ATTACHMENT 11 Summary of Consultation and Proposed Amendments Report

ATTACHMENT 12 Commercial and Rural Areas Development Plan Amendment

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Ref: 17ADL-0364

7 November 2017 Suite 12 154 Fullarton Road ROSE PARK SA 5067

Mr Henry Inat 08 8333 7999 www.urps.com.au Chief Executive Officer ABN 55 640 546 010 Town of Gawler 89 Murray Street GAWLER SA 5118

Dear Mr Inat

Submission (Peter Kittle Motor Company) – Commercial and Rural Areas Development Plan Amendment

URPS is acting on behalf of Peter Kittle Motor Company (PKMC).

This correspondence forms our submission to the Town of Gawler, Commercial and Rural Areas Development Plan Amendment (DPA).

In general, we are supportive of the DPA and look forward to it being approved by Council (subject to our recommended amendments) prior to mid December 2017. We will be pleased to work with Council and/or its consultant to expedite this matter.

DPA Objective

A prime objective of this DPA is to facilitate the development of the site located on the south-western corner of Main North Road and Gordon/Tiver Road intersection, Kudla, for a car dealership and delivery centre to service the northern Adelaide region that will provide significant job creating opportunities. The proposal will include the following integrated land uses:

• Sale of different makes of vehicles. • Vehicle delivery and storage area. • Vehicle display area. • Petrol filling station for dealership vehicles and customer vehicles. • Offices for the dealership and ancillary land uses such as a vehicle loan’s office. • Café area for customers of the dealership and other associated subsidiary retail uses. • Carwash. • Motor repair station. • Advertisement displays.

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Recommended DPA Amendments

Having regard to the objective of the DPA, we recommend that Council adopts the following policy amendments to ensure the DPA is aligned with the project objectives: 1. Affected Area – Allotment 224, CT 6108/58 PKMC seeks rezoning of the allotment contained within Certificate of Title Volume 6108 Folio 58 only. The 1.63 hectare allotment is of a size that can accommodate all the original uses, including a vehicle delivery centre and dealership facility. The site will continue to provide significant job creating opportunities for the region. Attachment A contain a copy of the proposed rezoning area and the relevant Certificate of Title.

2. Business Zone, Desired Character – Recognition of the Dealership and Delivery Centre The Desired Character statement plays an important role in the development assessment process. The current DPA statement fails to appropriately acknowledge one of the prime objectives of the DPA. We recommend that the following paragraph be introduced into the Desired Character statement to provide all parties with greater certainty:

“The zone includes land on the south-western corner of Main North Road and Gordon/Tiver Roads intersection, Kudla. This land will be developed for an integrated car dealership and delivery centre, potentially operating 24 hours, 7 days a week. The development will incorporate a number of integrated activities, including prominent vehicle display areas, motor repair station, carwash facility, petrol filling station (including for electric/hydrogen) for dealership and customer vehicles, any ancillary offices (i.e. vehicle loan agent) and subsidiary retail area. The development will include high quality freestanding advertisement displays.”

3. Business Zone, Desired Character – Building Area

Paragraph six, clause (h) in the DPA’s Desired Character statement seeks to guide the size of buildings. However, the Zone’s Principle of Development Control (PDC) 23 excludes building floor area restrictions on the PKMC site. We assume that this is an anomaly and that the Desired Character statement will be amended to ensure consistency with PDC 23. PKMC is likely to have buildings containing a total floor area in the order of 2,000 to 3,000 square metres. These floor areas are not unreasonable on a site having an area in excess of 1.5ha.

4. Business Zone, Desired Character – Petrol Filling Station

We acknowledge Council’s desire to prohibit a petrol filling station on the PKMC site (but allow it elsewhere in the zone). However, as currently drafted and having regard to the Development Regulations definition of a ‘petrol filling station’1, we are concerned that the fuelling of vehicles associated with the vehicle dealership and delivery centre may be captured by the petrol filling station definition.

1 Petrol filling stations means “land used for the purposes of fuelling motor vehicles and may include any associated land for the servicing of motor vehicles, or for the sale of goods whereas the area used for the sale of goods is not greater than 50 square metres, but does not include a motor repair station.”

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To ensure greater clarity to all parties, we recommend that that an exclusion is incorporated into planning policy that allows a petrol filling station to be permitted on the site for the purposes of fuelling (including for electric/hydrogen) dealership and customer vehicles.

5. Business Zone, Principle of Development Control (PDC) 13 – Screened Car Parking

This PDC currently states that “Car parking areas should be suitably planted with canopy trees and screened with landscaping to reduce visual impact”. Although this principle is generally appropriate for typical car parking areas, it is impractical for vehicle display areas. Our experience is that some planning authorities classify vehicle display areas as car parking areas.

Vehicle display areas require good visibility to high volumes of passing traffic and need to have minimal tree cover to avoid damage and maintenance of displayed vehicles.

The existing PKMC site located on the corner of Main North Road and McIntryre Road, Para Hills West, provides an example of an appropriate vehicle display area.

It is recommended that PDC 13 be amended as follows:

“Car parking areas (excluding vehicle display areas associated with a vehicle dealership and delivery centre) should be suitably planted with canopy trees and screened with landscaping to reduce visual impact.”

6. Business Zone, PDC 19 – Hours of Operation

This principle and associated design techniques seeks to address hours of operation and associated noise levels.

These existing Development Plan policies are significantly out-of-date, are not contained in any recent version of the S.A. Better Development Plan.

Given sections of the vehicle dealership (ie motor repair station and/or vehicle delivery centre) may need to operate 24 hours a day, 7 days a week, out dated hours of operation policies will result in significant operational issues.

In addition, Council’s existing Council wide Development Plan policies contain enforceable policy guidance relating to noise management issues. These policies state:

“102 Development should be sited, designed and constructed to minimise negative impacts of noise and to avoid unreasonable interference.

103 Development should be consistent with the relevant provisions in the current Environment Protection (Noise) Policy.”

Furthermore, irrespective of Development Plan policies, developments must illustrate compliance with the EPA, Environmental Protection (Noise) Policy 2007.

Having regard to the Council wide policies and the need to comply with the EPA Environmental Protection (Noise) Policy. It is recommended that PDC is deleted, or at the very least, the associated design techniques should be deleted.

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7. Business Zone, PDC 32 – Wall Heights

The PDC seeks to restrict wall heights to no greater than 9 metres. This restriction is impractical for modern dealerships, nor does it have any planning merit given the anticipated building setbacks required to ensure area for the display of vehicles. The anticipated building setback from Main North Road will be approximately 20 metres measured from the allotment boundary and approximately 40 metres measured from the carriageway.

The proposed development’s building height will incorporate a number of varying features, but at its highest point is likely to have a height of approximately 11 metres from finished floor level. Such a height within the locality is considered to be appropriate and will facilitate a high quality, contemporary, fit for purpose building that will make a positive contribution to the locality.

It is recommended that PDC 32 be amended as follows to delete reference to the 9 metre height:

“In all other areas, the wall height and roof pitch should be appropriate to the locality and the intent of the desired character of the zone.”

8. Business Zone, PDC 40 – Outdoor Advertising

This PDC makes reference to Table Ga/4 and includes 12 outdated design techniques. Many of these design techniques replicate the 3 objectives and the 24 PDC’s already contained in Council’s Development Plan (refer to Attachment B).

It is recommended that PDC 40 remain, but the design techniques are deleted.

PDC 40 refers to compliance with Table Ga/4. Table Ga/4 states “pylon or freestanding signs should have a “maximum height of one sign to 6.0m and any additional pylon or freestanding sign to be a maximum of 5.0m. Maximum sign face area of 5.0m2”.

We have concerns with the restrictions in respect to to:

• number of signs; • height of signs; and • face area limitations. Having regard that the corner site has a frontage to Main North Road of over 200 metres and to Tiver Road of approximately 70 metres; restricting advertisement displays to a maximum of two (one 6m and one 5m high sign) for the total site is unnecessary and impractical within this particular Business Zone. The site can appropriately accommodate a total of four freestanding signs (2 on each frontage) in addition to significantly smaller directional entry signage. On average on the Main North Road frontage, this would result in a freestanding sign 100 metres apart. Having regard to the quality of the proposed signage and the sites frontage, such sign locations will not result in any detrimental impact on the locality.

With respect to heights of free-standing signs, it is recommended that this should be increased to 6.8 metres to match standard signage available from PKMC vehicle suppliers. Attachment C contains details of the proposed signage approved by Toyota.

It is noted that other Development Plans consider higher signs to be appropriate, such as:

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• City of Prospect Development Plan envisages pylon/freestanding signs having a height of 8 metres, with a 3 metre width, within its Commercial Zone, District Centre Zone and Business Policy Area of the Urban Core Zone, on sites that have a frontage of 80 metres or more. The PKMC has a frontage of over 200 metres to Main North Road. • City of Salisbury Development Plan envisages pylon/freestanding signs having a height of 8 metres with its Mixed Use (Bulky Goods, Entertainment and Leisure) Zone, Precinct 8 Retail Core of the Urban Core (Salisbury) Zone, Precinct 17 Retail Core of the Bulky Goods Zone and Precinct 23 Greenfields Commercial of the Commercial Zone. • City of Playford Development Plan envisages freestanding signs having a height of 10 metres within its District Centre Zone and 8 metres within its Regional Centre Zone. There are no quantitative maximum height PDC’s for the Commercial Zone.

Table Ga/4 restricts the face of freestanding signs to 5 square metres. We consider this to be inappropriate and unnecessary given the proposed high-quality signage required by the dealership supplier.

Attachment C illustrates a Toyota sign that has a sign face area of approximately 11.5 square metres per face.

Having regard to the abovementioned, we recommend that Tale Ga/4 as it relates to pylon or freestanding signs on the PKMC site be amended as follows:

“Pylon or freestanding signs on the south-western corner of the Main North Road and Gordon/Tiver Road intersection should:

(a) accommodate no more than 4 signs (not including significantly smaller directional signs);

(b) have a maximum sign height of 6.8 metres;

9. Non-Complying Development

For the reasons previously mentioned in this submission, we recommended that the DPA’s non- complying list is updated to promote greater certainty to all parties.

Recommended amendments include the following:

• Office – offices that have a floor area in excess of 250 square metres, even if considered to be ancillary to a desired land use (e.g. car dealership) are deemed to be non-complying via the proposed DPA. Having regard to the proposed extensive scale of the development, a long-term car dealership centre may result in more than 250 square metres of office floor space.

It is recommended that the non-complying trigger be amended as follows:

“Office (excluding on the site on the south-western corner of the Main North Road and Gordon/Tiver Road intersection) other than an office ancillary to a desired use including any expansion,

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addition, alteration or the like, where resultant floor area does not exceed 250 square metres.”

• Petrol Filling Station – PKMC is not seeking to establish a third-party retail petrol filling station on the site. However, PKMC requires to store and dispense fuel for its dealership and customer vehicles. Given the open definition/meaning of a petrol filling station contained within the Development Regulations, we are concerned that the DPA’s non-complying trigger will inadvertently capture PKMC’s proposed fuelling area as a non-complying development.

Therefore, we recommend the following amendment to the petrol filling station’s non-complying trigger:

“Petrol Filling Station on the site on the south-western corner of the Main North Road and Gordon/Tiver Road intersection, except where it is for the purpose of fuelling (including electricity and hydrogen) vehicles of the car dealership, distribution centre and its customers”.

10. Public Notification – Category 2

The DPA proposes to list service trade premises, car dealership, vehicle distribution centre, motor repair station and motor showrooms as Category 2 forms of development for the purposes of public notification.

We considered these uses should be designated as Category 1 forms of development for the following reasons:

• These are all envisaged land uses within the Business Zone. • The extensive area of the site will result in minimal impacts (if any at all) on neighbours. • The site is relatively isolated by Main North Road to the east, Tiver/Gordon Road to the north and primary production land to the south and west. • The proposed DPA policies (as amended) provide the planning authority with sufficient policy guidance to manage interface issues (if they arise). • The public notification period within this particular context is unnecessary and adds additional costs and delays to the development application process.

11. Gawler (CT) Structure Plan Map Ga/1 (Overlay 1) Part B

This Structure Plan should be updated to recognise the new Business Zone. Attachment D of this submission contains an updated plan for your consideration.

12. Gawler (CT) Evanston Gardens/Evanston South/Hillier Structure Plan Map Ga/1 (Overlay 1) Enlargement H

Although it is acknowledged that the structure plan does not directly relate to the PKMC site. However, given the structure plan already illustrates a proposed ‘ETSA infrastructure’ in Kudla, it is recommended that the plan be updated to reflect the new Business Zone. Attachment E contains a draft update plan (also incorporating the Gawler East DPA updates).

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13. Gawler (CT) Bushfire Protection Area Figure Ga (BPA/3)

We recommend that this Development Plan Figure requires updating to remove the PKMC site from the General Bushfire Risk area.

Although there are exceptions, it is relatively common practice not to include urban zones (ie Business Zone) within a General Bushfire Risk area. We note that the proposed Business Zone on the corner of Angle Vale Road and Clifford Road, Evanston Gardens, is not contained within the Bushfire area.

Conclusion

PKMC is keen to ensure the DPA is authorised as quickly as possible having regard to the recommended amendments. These amendments are considered to be fundamental to ensuring an efficient development assessment process.

A representative of PKMC or URPS wishes to appear before Council at the scheduled public meeting on 30 November 2017.

Thank you for the opportunity to provide this submission.

Yours faithfully

Grazio Maiorano Director

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Attachment A

Updated Development Plan Zone Map and Certificate of Title

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P Y B MAP Ga/4 ADJOINS R MAP Ga/5 ADJOINS 402.33m E L W Ru A Ru G DU R FARROW RD Rec

BAR

GAWLER BYP RP Ru R

TWO HILLIER RD WELLS SU RAILWAY CRES

DU 55.1m

o 89 75.44m 148 o HILLIER RD WSON RD 180 DA RA 60.58m ALE RD U B YOUNG A ANGLE V H TCE VE IN DYSART RD D M R C NCe A R DU S D MUSGRAVE ST H R BLVD R A W BA D (EG) C T E E ON C ST

T L L O L N E N OS G N F Ru O O D R ANGLE VALE RD C D M E V S A T ST ALBANS RD IN G RD L

SNIOJDA 7/aG PAM 7/aG SNIOJDA E WILLISON AVE

MAIN NORTH 20m GA WLER BYP R

ASS COVENTRY RD 20m MAIN NORTH RD

90 S NIO J D A 9/a G P A M

R CLARK RD GORDON RD 65m 75m 90

20m

75m 90 ALEXANDER DAWSON RD OS AVE

75m

150m Cu 100m 180 RD TH RD straight line LCe COVENTRY MAIN NOR

180 130m straight line

Ru 180 WORRALL RD R B 90 o

H RD RT R

MAIN NO SAL EM RD TIVERS

RD BENTLERuY RD

MAIN NORTH RD MAP Ga/10 ADJOINS MAP Ga/11 ADJOINS

NOTE : For Policy Areas See MAP Ga/16 B Business Cu Community DU Deferred Urban LCe Local Centre NCe(EG) Neighbourhood Centre (Evanston Gardens) Scale 1:15000 OS Open Space Rec Recreation 0 1km R Residential RP Residential Park Ru Rural SU Special Uses GAWLER (CT) ZONES Zone Boundary Development Plan Boundary MAP Ga/8

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The Registrar-General certifies that this Title Register Search displays the records maintained in the Register Book and other notations at the time of searching.

Certificate of Title - Volume 6108 Folio 58 Parent Title(s) CT 5126/532, CT 5816/924 Creating Dealing(s) RTC 11901149 Title Issued 13/03/2013 Edition 2 Edition Issued 15/03/2013 Estate Type FEE SIMPLE Registered Proprietor NT PROGRESS NO. 1 PTY. LTD. (ACN: 116 926 786) OF CARE SA PROPERTY TRUST 1459 MAIN NORTH ROAD PARA HILLS WEST SA 5096 Description of Land ALLOTMENT 224 DEPOSITED PLAN 90383 IN THE AREA NAMED KUDLA HUNDRED OF MUNNO PARA Easements NIL Schedule of Dealings Dealing Number Description 11903745 MORTGAGE TO TOYOTA FINANCE AUSTRALIA LTD. Notations Dealings Affecting Title NIL Priority Notices NIL Notations on Plan NIL Registrar-General's Notes CONTROLLED ACCESS ROAD VIDE PLAN 6 PLAN FOR LEASE PURPOSES VIDE G657/1993 Administrative Interests NIL

Land ServicesTOWN OF GAWLER Page 11 of 225 Page 1 of 2 CopyrightCOUNCIL Privacy Disclaimer: MEETING www.sailis.sa.gov.au/home/showCopyright 12 DECEMBER 2017 www.sailis.sa.gov.au/home/showPrivacyStatementATTACHMENTS www.sailis.sa.gov.au/home/showDisclaimerUNDER SEPARATE COVER Product Register Search (CT 6108/58) Date/Time 27/10/2017 03:20PM Customer Reference 17ADL-0364 Order ID 20171027008133 Cost $28.25

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Attachment B

Existing Council Outdoor Advertisement Development Plan Policies

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(e) be designed and selected to minimise maintenance costs;

(f) provide habitat for local fauna.

180 Development of recreational activities in areas not zoned for that purpose should be compatible with surrounding activities.

181 Recreation facilities development should be sited and designed to minimise negative impacts on the amenity of the locality.

Outdoor Advertisements

The context for advertising or advertising displays is critical in assessing the compatibility of the development with the Desired Future Character or character of a locality or zone. Signage types are defined in Table Ga/4.

OBJECTIVES

Objective 65: An urban environment and rural landscape not disfigured by advertisements.

Objective 66: Advertisements in retail, commercial and industrial urban areas, and centre zones, designed to enhance the appearance of those areas.

Objective 67: Advertisements not hazardous to any person.

PRINCIPLES OF DEVELOPMENT CONTROL

182 Advertising and advertising displays should, in addition to general provisions, conform with the performance criteria in Table Ga/4.

183 The location, siting, size, shape and materials of construction, of advertisements should be:

(a) consistent with the desired character of areas or zones as described by their objectives;

(b) consistent with the predominant character of the urban or rural landscape; or

184 Advertisements should not detrimentally affect by way of their siting, size, shape, scale, glare, reflection or colour the amenity of areas, zones, or localities, in which they are situated.

185 Advertisements should not impair the amenity of areas, zones, or localities, in which they are situated by creating, or adding to, clutter, visual disorder and the untidiness of buildings and spaces.

186 Advertisements should not obscure views of attractive landscapes or particular trees or groups of trees.

187 The scale of advertisements should be compatible with the buildings on which they are situated and with nearby buildings and spaces.

188 Advertisements should be constructed and designed in a workmanlike manner.

189 Advertisements wholly or partly consisting of bunting, streamers, flags, windvanes, and the like should not detrimentally affect the amenity of areas, zones or localities in which they are situated.

190 Advertisements on buildings that have a single architectural theme but which contain a number of tenancies, should be attached and displayed so as to be co-coordinated with that theme.

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191 Advertisements should not be erected in positions close to existing electricity mains so that potentially hazardous situations are created.

192 Advertisements should not create a hazard to persons travelling by any means.

193 Advertisements should not obscure a driver's view of other road vehicles, of rail vehicles at or approaching level crossings, of pedestrians and of features of the road such as junctions, bends, changes in width, traffic control devices and the like that are potentially hazardous.

194 Advertisements should not be so highly illuminated as to cause discomfort to an approaching driver, or create difficulty in his perception of the road, or of persons or objects on it.

195 Advertisements should not be liable to interpretation by drivers as an official traffic sign, or convey to drivers information that might be confused with instructions given by traffic signals or other control devices, or impair the conspicuous nature of traffic signs or signals.

196 Advertisements should not detract drivers from the primary driving task at a location.

197 Advertisements or advertising displays should:

(a) convey in clear and concise language, symbols, print style, layout, and in a limited number of colours, the owner/occupier and/or generic type of business, merchandise or services;

(b) be minimised in number to avoid proliferation of advertisements or advertising displays;

(c) be of a form, style, scale and size and in locations appropriate to the desired character and future use of land or character of the locality or zone and to preserve reasonable exposure to the public for all adjacent sites;

(d) not have an adverse impact on the amenity of adjacent land uses and areas from which they are visible and without limiting the foregoing, no bunting, whirligigs or other like displays should be displayed;

(e) conceal the supporting structure from view wherever possible;

(f) be completely contained within the boundaries of the subject property, and if road widening is applicable, be within the proposed property boundary realignment;

(g) be unified in colour, style, placement and proportion to present a coordinated theme and design for a site, centre or building; and

(h) be designed and located to avoid damage to, pruning or lopping of on-site landscaping or street trees.

198 Free-standing advertisements and advertising displays:

(a) should be of a consistent design theme with other advertising on buildings within the site or complex; and

(b) should be of a scale and size compatible and complementary with development on the site.

199 Advertisements or advertising displays attached to buildings should:

(a) be of appropriate colour, scale and proportion, and of an integrated design to be coordinated and complementary with the architectural form and design of the building the advertisement or advertising display is located upon; and

(b) not be located upon the roof or above the walls of a building.

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200 Advertisements or advertising displays attached to a verandah or which project from a building wall should have a minimum clearance over a footway of 2.3 metres.

201 Advertisements or advertising displays should not be erected upon:

(a) a vehicle carriageway, dividing strip of traffic island;

(b) a vehicle adapted and exhibited primarily as an advertisement; or

(c) residential land, unless erected to fulfill a statutory requirement, or as an advertising display associated with the business use of the land.

202 Portable, easel or A-frame advertisements should only be displayed when:

(a) no other appropriate opportunity exists for an adequate coordinated and permanent advertisement or advertising display;

(b) no obstruction or infringement of safety occurs to pedestrians or vehicle movement;

(d) the advertisement is:

(i) coordinated and in conformity with the theme and design of all other advertisements on the subject site or building;

(ii) restricted to only one per site, or one per major road frontage if located on a corner site;

(iii) less than 0.54 square metres in advertisement area per face and 0.9 metres in height; and

(iv) only displayed during the hours when the subject premises is open for trading.

203 Advertisements or advertising on buildings of nominated historic character, (State Heritage Items, Local Heritage Items and Contributory Items) or other buildings in Historic (Conservation) Zones, should be erected, displayed and positioned to:

(a) not conceal architectural detailing;

(b) be in scale with the building or architectural elements to which it is attached;

(d) not obscure the original frontage;

(e) limit use of colours that relate to the building to which the sign is attached; and

(f) not use reflective and opalescent paints or materials.

204 Advertisements or advertising displays should only identify premises or the nature of business, goods or services conducted on the land or building.

205 In residential and other non-business zones, advertisements or advertising displays should only be erected on land upon which a lawful land-use exists and in all respects should comply with:

(a) Table Ga/4; and

(b) standards applicable to appropriate zones.

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Attachment C

Proposed Toyota “Freestanding” Sign

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Attachment D

Structure Plan Map Ga/1 (Overlay 1) Part B

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COVER Part B

- 28 April 2016

V I d 1600 2400

R PARA

H T SEPARATE U

O onsolidate S C GAWLER (CT) GAWLER UNDER STRUCTURE PLAN MAP Ga/1 (Overlay 1) MAP (Overlay 1) 0 metres 800 See Map Ga/1 Enlargement G (Overlay 1) See Map Ga/1 Enlargement E ATTACHMENTS

LC Map Ga/1 (Overlay 1) See See Map Ga/1 Map Ga/1 Enlargement ? Enlargement ? Es NCe Es t? 225 Ep Rural/Urban Interface Buffer Railway Arterial Road Primary Arterial Road Secondary Scenic Road Collector Road Gawler East Link Road Development Plan Boundary of (Overlay 1) (Overlay 1) See Map Ga/1 Enlargement F Enlargement F argemen l TS 20 (Overlay 1) n Enlargement ? E E (Overlay 1) See Map Ga/1 Enlargement H Enlargement G Page Map Ga/1 (Overlay 1) Part A Adjoins A Map Ga/1 (Overlay 1) Part TS (Overlay 1)

See Map Ga/1

Enlargement H Enlargement G MAIN NORTH ROAD NORTH MAIN (Overlay 1) See Map Ga/1 2017 Enlargement D Education (Primary) Education (Secondary) Recreation Station Train Neighbourhood Centre Local Centre

LC TS Es Ep Rec NCe ANGLE VALE ROAD VALE ANGLE DECEMBER 12 Living Business Industrial Rural Special Uses Open Space Future Urban GAWLER MEETING OF TOWN COUNCIL

Attachment E

Structure Plan Map Ga/1 (Overlay 1) Enlargement H

TOWN OF GAWLER Page 21 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER * NCe * Angle Vale Road *** * * * * * * * *R/O* * * * *R/O *** * * Coventry Road * * * * * * * ** * * * * * * * *

Gordon Road * Alexander Avenue xx xx * B Business x xx x LCe Living xx * xx R/O Retail / Office xx * * xx * Railway Station Precinct xx * xx * x Education / Community x * x xx * Medium Density xx * * xx Open Space * * x * xx Retail Street * * ** B * * *x Primary Arterial Road * xx * xx * Distributor Road xx xx * Tiver Roadx xx * x Collector Road xx xx Main North Road xx * x Gawler East Link Road xx x * x Bentley Road Potential Distributor Road Plus Overpass x x xx x * x xx Local Road (Indicative) xx x xx xx Traffic Control 640 metres x x xx x Watercourse / Wetland / Detention xx xx x x * Boulevard Style ****xxxx 15 metre Setback Road Widening (2 metres) 0 200 400 600 800 1000 M Major Pedestrian / Cycle Pathways Acoustic Protection Acoustic Barrier GAWLER (CT) Aquifer Storage Recharge EVANSTON GARDENS / ETSA Infrastructure Railway EVANSTON SOUTH / HILLIER NCe Neighbourhood Centre STRUCTURE PLAN LCe Local Centre Gas Pipeline MAP Ga/1 (Overlay 1) TOWN OF GAWLER Page 22 of 225 Gas Pipeline Measurement Length (640 metres) COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDEREnlargement SEPARATE COVER H ATTACHMENT 2

Ref: 2017-0374

1 November 2017 Suite 12 154 Fullarton Road ROSE PARK SA 5067

Mr Henry Inat 08 8333 7999 www.urps.com.au Chief Executive Officer ABN 55 640 546 010 Town of Gawler PO Box 130 GAWLER SA 5118

Email: [email protected]

Dear Mr Inat

Submission (Mr Tony Virgara) - Commercial and Rural Areas DPA

Introduction

URPS is acting for Mr Tony Virgara who owns land at Evanston Gardens.

Mr Virgara’s land is immediately adjacent to the Council-owned “Evanston Gardens site” (the site) proposed to be rezoned in Council’s Commercial and Rural Areas DPA. Council proposes to rezone the site from Residential to Business Zone to accommodate a petrol filling station and small convenience retailing.

As Council is aware, Mr Virgara’s land is also in the process of being rezoned from Deferred Urban to Residential Zone in Council’s Evanston Gardens DPA.

While the Commercial and Rural Areas DPA proposes the rezoning of two sites, the following comments are directed at the Evanston Gardens site only.

Background

As part of the background work leading to Council’s agreement to undertake the Evanston Gardens DPA, URPS prepared a report for Mr Virgara and Mr Banham (Hillier Park Residential Village) entitled Angle Vale and Clifford Roads, Evanston Gardens and Hillier – Land Use Investigations Leading to a Development Plan Amendment: Position Paper. This paper is attached.

This March 2012 Position Paper was used in discussions with Council and State Government agencies to support the future DPA. It was also made available to the wider community.

In part, the Position Paper discussed the findings of the Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study which was commissioned by the then Land Management Corporation in association with the Gawler Council and the then Department of Transport, Energy and Infrastructure.

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That study investigated the preferred location of a future neighbourhood centre within the southern areas of Gawler – finding a traditional ‘main street’ option at Angle Vale Road that integrated with existing community facilities was preferred for a number of reasons, including:

• it was more accessible to a wider population catchment; • the existing community facilities at Angle Vale would reinforce the role of the neighbourhood centre as more than just a retail centre.

Figure 1: Extract from Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study. Mr Virgara land illustrated by blue line fronting Angle Vale Road. The study considered four options for the future Evanston Gardens Neighbourhood Centre, and outlined a detailed preferred option. As shown in Figure 8 in Attachment 1, key elements of this include: • integrating the future Neighbourhood Centre with existing community facilities on Angle Vale Road;

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• the Neighbourhood Centre to accommodate a supermarket of 3,500 sqm and 950 sqm of specialty shops, with sufficient land area for car parking and a village green; • the possibility to accommodate bulky goods retailing/service trade premises on the northern side of Angle Vale Road if needed; and • the provision of medium density residential development and an appropriate mix of housing directly adjacent to the centre. It is to be noted that this Figure does not include the Council site within the Neighbourhood Centre and surrounds.

In summarising these findings, URPS concluded in 2012:

The Evanston Gardens Neighbourhood Centre Study drew attention to the importance of the existing community facilities on Angle Vale Road, and promotes the use of these as the basis of the future neighbourhood centre. The study also anticipates new housing north of Angle Vale Road (i.e. on the subject land (largely owned by Mr Virgara), and the possible extension of the Neighbourhood Centre along Angle Vale Road towards Jack Cooper Drive for bulky goods/other main street uses.

The rezoning of the subject land parcels for bulky goods retailing and/or petrol filling station and residential development will help to provide the necessary local population base to support the implementation of the Study’s vison for the neighbourhood centre. (bolding and underlining added)

While the potential to establish a petrol filling station on Mr Virgara’s land was identified in the URPS Position Paper, URPS was discouraged from including reference to it in the Statement of Intent for the Evanston Gardens DPA on the basis that it was unlikely to receive Council support.

It is therefore both surprising and disappointing that Council has now flagged its intention to rezone its own land for a petrol filling station and small convenience retailing in a location further removed from the designated Neighbourhood Centre Zone than Mr Virgara’s land.

Planning Position

The location of a petrol filling station and associated small convenience retailing on the Angle Vale Road frontage of Mr Virgara’s land better meets the findings of the Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study (commissioned in association with Council) and the Angle Vale and Clifford Roads, Evanston Gardens and Hillier – Land Use Investigations Leading to a Development Plan Amendment: Position Paper (by URPS), than the Council site which is located further to the east.

The location of a petrol filling station adjacent to the neighbourhood centre is also supported by the current Neighbourhood Centre (Evanston Gardens) Zone Concept Plan Figure NCe(EG)/1. This Concept Plan indicates the location of a “Future Petrol Filling Station/Service Trade Premises” on the Angle Vale Road frontage of Mr Virgara’s land, not on the Council land which does not appear on the Concept Plan.

This Concept Plan is contained in Attachment 2.

This closer location to the existing and proposed land uses within the neighbourhood centre provides greater opportunity for the desirable co-ordinated integration of commercial land uses.

Such a location also better accords with objectives for the Evanston Gardens Neighbourhood Centre which seek to:

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• provide a range of shopping, community, business and recreational facilities for the surrounding neighbourhood; and • make the centre the main focus for business and community life in the area and provide for the more frequently and regularly recurring needs of the community.

Specific Comments in Relation to the DPA

Section 1: Background

Comment in the Background section of the DPA provides the opinion that the Council site’s “location and past use make it well suited to development for a low impact commercial land use and that it may be unsuitable for a sensitive use such as residential”.

This comment infers that a petrol filling station and associated small convenience retailing is a low impact commercial land use. This is arguable, with petrol filling stations known to have the potential to cause more than low impacts. In addition, it is not clear what small convenience retailing entails, particularly as later discussion comments that “any food outlets may require specialised exhaust fan systems”. This suggests that the retailing component may be something more than just a convenience shop attached to a petrol filling station – being larger rather than smaller. In this circumstance, not only is the site further from the neighbourhood centre than considered desirable, a larger retail component has the potential to delay/impede retail development more appropriate in/adjacent to the centre.

Furthermore, it is arguable that high quality residential development can occur on the Council site.

Section 2.2.1: The 30 Year Plan for Greater Adelaide (2017 Update)

This section responds to the Planning Strategy requirement to provide access to local shops, community services and facilities in suburban neighbourhoods by arguing the site provides “a convenience shopping opportunity to be located in proximity to housing (and further housing growth areas) that presently has limited access to such a facility.” It is noted however, that the site is located on the opposite side of the busy intersection of Angle Vale Road/Jack Cooper Drive to existing housing. This location does not provide convenient access for residents and could result in increased safety risk for residents wishing to access the site from the existing residential area.

Construction of such a development on this site could also further delay development within/adjacent to the neighbourhood centre which is considered a more logical location for this form of development.

Section 2.3.4: Infrastructure Planning

This section of the DPA states there are no major infrastructure upgrades required to facilitate the development of the site that would not be site specific and thus provided by the developer, including in relation to site access.

As part of its consideration of the DPA investigations, URPS has received specialist traffic advice on the Traffic Impact Assessment report in Appendix 2 in the DPA and the conclusions provided. This advice states:

• The estimated traffic generation of 132 vehicles in the evening peak hour (based on the NSW RMS Guide) attributed to the petrol station may not include the return journey. This figure could therefore be doubled in the peak hour.

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• There could be issues with sight distances affecting the safety of vehicles exiting (and turning left into) the access point onto Jack Cooper Drive. • Safety issues may be caused by right turns into the site from Jack Cooper Drive. • The proposed development could be expected to reduce the flexibility for future road upgrades at this location (i.e. the mooted realignment of Angle Vale Road/Jack Cooper Drive junction to form a continuous arterial road).

In addition, there is no documentation provided with the DPA of any discussions with DPTI on future traffic requirements for Angle Vale Road and Jack Cooper Drive, both of which are understood to be under the care and control of DPTI.

In this context, it is considered that the proposed use of the Council’s site for a petrol filling station is far less than optimal, with better traffic management outcomes able to be more readily achieved by locating such a facility on Mr Virgara’s land.

Section 3.2.1: Interface Management

Discussion in this section indicates the use of the site for a petrol filling station could cause impacts relating to the interface between land uses. It then argues that issues such as noise, light spill, glare and traffic impacts can all be addressed during development application assessment.

It is acknowledged there are a number of policies requiring consideration of these aspects during assessment of a development application. Supporting a better location for such a facility in the first place (e.g. on Mr Virgara’s land) will allow it to be designed and developed in conjunction with the surrounding non-residential land uses, providing a better outcome in a more strategic location.

Section 3.2.5 Commercial Land Uses

Discussion in this section comments that while the site is zoned Residential, it is not desirable for residential development, being located on the intersection and that there is likely to be a desire to turn any residential development inward, thus presenting back and side fences to the roads which would greatly diminish the streetscape appeal.

It is noted that Council did not accept this view in relation to the adjoining land owned by Mr Virgara, with Council inserting policies in the Evanston Gardens DPA that require housing directly adjacent Jack Cooper Drive and Angle Vale Road to front these roads and be enhanced through street design and complementary road side planting.

Additional discussion is this section repeats earlier views that the site provides opportunity for desirable services to a relatively isolated community. Our response to this position has already been discussed above – a better location can be provided on Mr Virgara’s land in much closer proximity to the neighbourhood centre and in accordance with previous studies and current policies in Council’s Development Plan.

Mention is also made of the relevant Concept Plan (Neighbourhood Centre (Evanston Gardens) Zone Concept Plan Figure NCe(EG)/1), including a notation for future petrol filling station/service trade premises in the vicinity of the subject land (underlining added). This is considered a generous interpretation of the Concept Plan, with the notation clearly indicating a location for these activities on Mr Virgara’s land in closer proximity to the neighbourhood centre. A small portion of the Council’s site can be seen on the extremity of the Concept Plan, but no development opportunities are shown for that site.

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Support for development of these activities on Mr Virgara’s land will enable a coordinated subdivision layout to be prepared (by a single owner) to accommodate both these activities and adjacent development opportunities, providing better and more assured outcomes. This will avoid the potential for a stand-alone approach by the developer of Council’s site without taking into account adverse impacts on the adjacent land owned by Mr Virgara.

Summary and Recommendations

In summary, it is considered that a petrol filling station and associated small convenience retailing is more appropriately located on Mr Virgara’s land in close proximity to the neighbourhood centre on Angle Vale Road, rather than on the Council’s site which is more remote and without connection to the centre. Such a location on Mr Virgara’s land is supported by previous studies, current Development Plan policy and is a more logical planning approach.

We therefore ask that planning policies be amended to clearly indicate that the preferred location in Evanston Gardens for a petrol filling station and associated small convenience retailing is on the Angle Vale Road frontage of Mr Virgara’s land.

This could either occur through a rezoning of portion of Mr Virgara’s land to Business Zone or by amending the Residential Zone policies being introduced over his land in the Evanston Gardens DPA to refer to this preferred location (i.e. in the Desired Character statement for the Evanston Gardens/Evanston South/Hillier Residential Policy Area 4 and potentially also via an associated Principle of Development Control).

If Council does not support either of the above approaches, as a minimum it should delete the Business Zone proposed for its own land in the Commercial and Rural Areas DPA.

On behalf of Mr Virgara, URPS requests to be heard at the public meeting for the DPA on 30 November 2017.

Thank you for the opportunity to provide a submission on the Commercial and Rural Areas DPA.

Yours sincerely

Marcus Rolfe Managing Director

Enc: Existing Gawler (CT) Neighbourhood Centre (Evanston Gardens) Zone, Concept Plan Figure NCe(EG)/1 URPS Angle Vale and Clifford Roads, Evanston Gardens and Hillier – Land Use Investigations Leading to a Development Plan Amendment: Position Paper

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Rec

VIRGARA LAND

COUNCIL’S SITE

Future Petrol Filling Station / Service Trade Premises Cu C X Ed LH * LH LH LH MUSGRAVE ST

ALE RD * * ANGLE V

Car Parking and Landscaping Retail C Commercial Town Square Cu Community Traffic Main Street Environment Ed Education Buildings to Address Public Road Rec Recreation Road Widening Requirement (4 metres) LH Local Heritage Service Deliveries Zone Boundary Collector Road 0 m 100 200 Distributor Road Major Pedestrian Route and Crossing Traffic Control GAWLER (CT) *X Road Closure NEIGHBOURHOOD CENTRE Vehicle Access (all movements) (EVANSTON GARDENS) ZONE Vehicle Access (left in/left out only) CONCEPT PLAN Vehicle Access (left in only) TOWN OF GAWLER Page 29 of 225 FIGURE NCe(EG)/1 COUNCILArticulate MEETING Building 12 DECEMBER Facade 2017 ATTACHMENTS UNDER SEPARATE COVER

T. Virgara & Hillier Park Residential Village

Angle Vale and Clifford Roads, Evanston Gardens

and Hillier - Land Use Investigations Leading to a Development Plan Amendment: Position Paper.

1st September 2010

18 March 2012

Plan · Facilitate · Resolve

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Land Use Investigations and Position Paper Angle Vale and Clifford Roads, Evanston Gardens and Hillier

Lead Consultant URPS

Date 19 March 2012

Prepared for T. Virgara and Hillier Park Residential Village.

Consultant Project Manager Grazio Maiorano, Director Geoff Butler, Senior Associate Suite 12/154 Fullarton (cnr Alexandra Ave) Rose Park, SA 5067 Tel: (08) 8333 7999 Fax: (08) 8332 0017 Email: [email protected] Website: www.urps.com.au

The ideas, concepts and methodology set out and described in this document are and remain the property of URPS and are provided to the client in confidence. They may not be used or applied by the recipient or disclosed to any other person without the prior written consent of URPS.

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Reports\Draft Position Paper - Amended 14 March 2012.Doc

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Contents

Executive Summary 4

1.0 Introduction 9

1.1. Background 9

1.2. Purpose of this Position Paper 9

2.0 Strategic Directions Review 12

2.1. Town of Gawler Strategic Plan 2010-2018 12

2.2. South Australia’s Strategic Plan 2011 15

2.3. The 30-Year Plan for Greater Adelaide 16

2.4. Housing and Employment Land Supply Program Report

2010, Greater Adelaide 25

2.5. Strategic Directions Report under Section 30 of the

Development Act 1993 16

3.0 Existing Planning Policy Projects in the Evanston Gardens/Hillier Area 28

3.1. Land Subject to Planning Policy Projects 28

3.2. Town of Gawler Draft Hillier Development Plan Amendment 29

3.3. Town of Gawler New Southern Urban Areas Development

Plan Amendment 29

3.4. Evanston Gardens Neighbourhood Centre and Transit

Oriented Development Study 30

3.5. Angle Vale Road, Evanston Gardens Streetscape

Improvements Study 32

4.0 Potential Interface Issues in the Locality 33

4.1. Existing Land Uses in the Locality 33

4.2. Potential Interface Issues with Residential/Residential Park

Development 34

5.0 Flood Plain Impact and Stormwater Management 37

6.0 Conclusion and Recommendations 39

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7.0 Appendices 42

Appendix A – Certificates of Title 43

Appendix B – AWE Report 44

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Executive Summary

The subject land consists of seven allotments in Evanston Gardens and Hillier. As shown on Figure 1 below, five of these allotments are located within the Deferred Urban Zone of the Gawler (CT) Development Plan, and the remaining two are located within the Rural Zone.

The Desired Character statement for the Deferred Urban Zone explains that it identifies those areas set aside for future urban expansion and that the progressive rezoning of land within the suburbs of Evanston Gardens and Evanston South is planned to occur in order to maintain an adequate land supply within the region while ensuring undue pressure is not placed on infrastructure and social services.

The proposed rezoning of the land in the Deferred Urban Zone is in accord with key strategic directions identified in Council’s Strategic Plan 2010 – 2018, including ‘Sustainable Growth Management’ and ‘Manage Natural and Built Environment’. The rezoning will result in the next stage of orderly and sequenced development in Evanston Gardens/Hillier, an area with increasing provision of physical and social infrastructure, including road access, access to public transport (bus and train), schooling at the Evanston Gardens Primary School and programs and services that will be available in the recently constructed Evanston Gardens Community Centre.

In addition, it will help to establish an economic base and critical population catchment to support the provision of a range of facilities and services in the area as well as support the development of shops and other services in the recently rezoned Evanston Gardens Neighbourhood Centre.

The subject land within the Deferred Urban Zone is also identified within the ‘Planned urban lands to 2038’ boundary in The 30-Year Plan for Greater Adelaide. The 30-Year Plan is the applicable volume of the South Australian Planning Strategy and Development Plans are required to promote its provisions. The rezoning of this land for urban purposes will be in accord with the Plan.

The State Government’s Housing and Employment Land Supply Program Report, 2010, Greater Adelaide, notes that for the Barossa Region (within which the subject land is located), “land either in a deferred urban zone or earmarked for development should be rezoned for residential purposes as an immediate priority.”

In addition to this strategic support for rezoning the Deferred Urban land, there are also valid, planning reasons why the land should be rezoned at this time. As can be seen in Figure 1, rezoning processes in the area (and currently underway) have resulted in this land being left as ‘islands’ of remnant Deferred Urban zoning, surrounded by existing and proposed Residential, Neighbourhood Centre and Residential Park Zones. The rezoning of this land for Residential and Residential Park purposes will not only provide contiguous, complementary zoning but will also increase the population base in close proximity to the Neighbourhood Centre Zone on Angle Vale Road.

Preliminary investigations of key issues, including the interface with surrounding land uses and stormwater management, demonstrate that the development of the

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subject land can occur in ways that do not create adverse impacts on surrounding land uses or the Gawler River floodplain.

Deferred Urban Land Parcels

Rural Land Parcels

Figure 1 – Subject land and current zoning Base layer: Map Ga/4 and Ga/8 of the Gawler (CT) Development Plan (consolidated 14 July 2011).

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Deferred Urban Land Parcels

Rural Land Parcels

Figure 2 – Subject land and aerial photograph Base layer: NearMap.com (imagery dated 14 January 2012)

As shown in Figure 1, the land within the Rural Zone adjoins existing Residential Park, Neighbourhood Centre and Deferred Urban Zones. It is proposed that these allotments be rezoned as an extension to the Residential Park Zone.

These two parcels in the Rural Zone have been included in these investigations as they are located immediately adjacent to land currently utilised for the Hillier Park Residential Village and form a logical extension to the urban boundary. The owners of the Hillier Park Residential Village also own Allotment 8 and the adjoining Allotment 7, which form part of the deferred urban land. These owners also have the

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potential to secure Section 123 on the western boundary of the Residential Village, potentially enabling the Village’s expansion in this direction as well.

Preliminary investigations of key issues for the land in the Rural Zone, including the interface with surrounding land uses and stormwater management for Allotment 8, also demonstrate that the development of these allotments can occur in ways that do not create adverse impacts on surrounding land uses or the Gawler River floodplain. In relation to Section 123, as with Allotments 7 and 8, only a portion of the land is subject to flooding from the Gawler River, with the majority of the land being elevated above the extent of the floodplain.

In summary, the investigations undertaken in preparing this Position Paper demonstrate the way in which the proposed rezoning of Deferred Urban land for Residential and Residential Park (and potentially commercial / bulky goods fronting Angle Vale Road) purposes is consistent with the strategic directions of Local and State Government. Further, the rezoning and subsequent development of these land parcels will help build the population catchment and economic base to support the nearby Neighbourhood Centre and community facilities.

Similarly, there is reasonable planning argument for also considering future urban growth in the contiguous allotments in the Rural Zone. They form a logical extension to the urban boundary in this location, are under / proposed to be under the one ownership of the Residential Village owners and their development will also support the nearby Neighbourhood Centre and community facilities. In particular, urban development on Section 123 will ensure that the Evanston Gardens Neighbourhood Centre Zone would then have urban development on ‘all sides’ rather than having a portion of Rural Zone abutting its northern boundary. The development of this parcel for urban uses would also be more complementary to the current adjacent Deferred Urban Zone on the southern side of Hillier Road.

Regard has been given to whether consideration of the rezoning of the land should be delayed until completion of Council’s Strategic Directions Report (required under Section 30 of the Development Act). While this is discussed in more detail in section 2.5 of this Position Paper, there are a number of factors which support proceeding with the rezoning of the subject land at this time, including support from various strategic documents and the fact that the Strategic Directions Review has not yet formally commenced and typically could take 6 to 12 months to complete.

In this context, it is recommended that the Gawler Council initiate a landowner funded Development Plan Amendment to rezone the seven land parcels to facilitate urban development that will create the next stage of orderly and coordinated development in the Evanston Gardens and Hillier area.

In particular, recommended next steps include:

1. Council staff prepare a report to the Town of Gawler’s Elected Members recommending in-principle support for the rezoning.

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to initiate a Development Plan Amendment (rezoning process). The Statement of Intent will contain additional information regarding the level of investigations that will be required to be addressed in the Development Plan Amendment.

3. Once Council has endorsed the Statement of Intent and submitted it to the Minister for Planning, landowners request the preparation of the Development Plan Amendment report for Council’s consideration.

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1.0 Introduction

1.1. Background

The Evanston Gardens and Hillier area is experiencing an increase in the provision of physical and social infrastructure, primarily through the strategies and approaches adopted by Council in planning for the development of new broadacre areas on the urban fringe.

The New Southern Urban Areas DPA (approved in July 2011) introduced a new Neighbourhood Centre Zone on Angle Vale Road, as well as new Residential Zones further south. Council’s Hillier DPA (being considered for release for public consultation) will rezone land east of James Cooper Drive from Deferred Urban to Residential.

One outcome of these rezoning processes is that there are now pockets of land that have retained their Deferred Urban zoning, and are surrounded on multiple sides by urban uses. These land parcels have been considered part of the Gawler township for some time and are identified within the ‘Planned urban lands to 2038’ boundary in The 30-Year Plan for Greater Adelaide and also in the State Government’s Housing and Employment Land Supply Program Report 2010, Greater Adelaide.

The rezoning of these Deferred Urban areas for Residential and Residential Park use and their subsequent development will result in the next stage of orderly and coordinated development in the Evanston Gardens and Hillier area.

Similarly, there is opportunity to consider two Rural-zoned areas which are located immediately adjacent to land currently utilised for the Hillier Park Residential Village and form a logical extension to the urban boundary. The owners of the Residential Village also own Allotment 8 and have the potential to secure Section 123 on the western boundary of the Residential Village, potentially enabling the Village’s expansion in this direction as well.

1.2. Purpose of this Position Paper

URPS has been engaged by T. Virgara and the Hillier Park Residential Village (landowners) to investigate the planning merits of rezoning the following land:

• Volume 6070 Folio 256 to Residential Park (from Deferred Urban)

• Volume 5111 Folio 77 to Residential Park (from Rural)

• Volume 5562 Folio 841 to Residential (from Deferred Urban).

• Volume 5562 Folio 944 to Residential and potentially NCe (from Deferred Urban)

• Volume 5338 Folio 381 to Residential and potentially NCe (from Deferred Urban)

• Volume 5270 Folio 184 to Residential (from Deferred Urban)

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• Volume 5576 Folio 98 to Residential Park (from Rural).

The combined land area is shown in Figures 3 and 4 below, while the Certificates of Title are included in Appendix A.

It is intended that these investigations will be used in discussions with the Gawler Council to justify to the Council why it should initiate a Development Plan Amendment (DPA) to rezone the subject land parcels from Deferred Urban and Rural to Residential and Residential Park.

Deferred Urban Land Parcels

Rural Land Parcels

Figure 3 – Subject land and current zoning Base layer: Map Ga/4 and Ga/8 of the Gawler (CT) Development Plan (consolidated 14 July 2011).

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Deferred Urban Land Parcels

Rural Land Parcels

Figure 4 – Subject land and aerial photograph Base layer: NearMap.com (imagery dated 14 January 2012)

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2.0 Strategic Directions Review

A range of Local and State Government Strategic Plans have been reviewed to demonstrate the way in which the proposed rezoning is consistent with the strategic goals of Local and State Government.

2.1. Town of Gawler Strategic Plan 2010-2018

The Town of Gawler Strategic Plan provides background contextual information about the Council area as well as outlining Council’s approach to growth management. The Plan contains goals for an eight year period and the actions that Council will take to achieve these goals.

Background to the Town of Gawler

The background information from the Strategic Plan provides a useful context for the proposed rezoning. The Town of Gawler is located approximately 41 kilometres north of Adelaide at the edge of the metropolitan area. The community identifies itself as a separate town providing the best of town and country.

The current population of approximately 20,000 residents is expected to double to 40,000 over the next 15 years with the ongoing implementation of the State Government’s 30-Year Plan for Greater Adelaide. People are choosing to live in Gawler for its lifestyle and facilities. Residents and visitors identify that the strong sense of history, community and environmental pride are major social assets for Gawler which complement the services and facilities the Town provides.

The Strategic Plan also explains that since its formation in 1839, Gawler has served as a regional centre for the surrounding area and currently provides retail, medical, community, educational and recreational services to a catchment of approximately 90,000 people.

Council’s Approach to Growth Management

Council’s Strategic Plan explains that Council’s position on urban growth is one of sustainable growth management, to ensure that urban growth does not result in community disruption, create unnecessary financial burdens on Council or result in an infrastructure and servicing shortfall on the community. Council’s policy is that it will not support rezoning of land until the beneficiaries of this agree, as a pre- condition of rezoning, to finance their fair share of the infrastructure required for community building and integration of the development.

The proposed rezoning of the deferred urban land is considered to be sustainable urban growth insomuch as it will result in the next stage of orderly and sequenced development in Evanston Gardens/Hillier. Urban development on the land has been envisaged for some time, reflected in the Deferred Urban zoning. The area is

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currently experiencing growth in physical and social infrastructure, such as road access provided by Jack Cooper Drive, weekday bus services through the area, train access at the Tambelin railway station, schooling at the Evanston Gardens Primary School and programs and services that will be available in the recently constructed Evanston Gardens Community Centre. In addition, the rezoning will help to establish an economic base and critical population catchment to support the provision of a range of facilities and services in the area, such as the Evanston Gardens Community Centre which has been constructed largely in advance of need, as well as support the development of shops and other services in the recently rezoned Evanston Gardens Neighbourhood Centre.

Similar reasoning can also be applied in relation to the rural land, which is immediately adjacent the deferred urban land and forms a logical extension to it.

The rezoning of the subject land provides an opportunity for Council and the landowners to negotiate a Contribution Agreement whereby a fair and reasonable contribution is made towards the provision of infrastructure that will be required to underpin orderly and sustainable residential development.

Strategic Direction 1: A Distinctive Identity

Outcome 1.1: A Separate Town (not a Suburb)

Outcome 1.4: A Rural Green Belt for Production and Conservation

The proposed rezoning of the deferred urban land provides an opportunity to promote residential development on land that has been identified for some time as suitable for urban development. The rezoning and development of this land will help to establish a distinctive identity for the Evanston Gardens and Hillier area as part of the overall Town of Gawler. Importantly, the rezoning of this land will promote residential development that is in keeping with the footprint of the overall Gawler township, thereby supporting the retention of a rural green belt around Gawler.

The proposed rezoning of the rural land, while occurring on land currently zoned ‘Rural’, is not expected to diminish the distinctive identity of Gawler. The lands form a logical extension to currently identified urban lands, do not impact on the provision of a significant buffer between Gawler and the urban lands in Playford and will continue to provide a buffer along the Gawler River with little or no development occurring in the floodplain which forms the northern portions of the allotments.

While the Rural lands are identified in the 30-Year Plan as within ‘Potential areas of primary production’, they are not utilised for significant production. Allotment 8 is used for rural/residential purposes and Section 123, while having an almond grove established on it, is understood to have had no management undertaken on it for the past decade. It is understood the current owners of Section 123 may be seeking to dispose of this land. The proximity of these land parcels immediately adjacent to existing and proposed urban areas also make them less attractive for significant new primary production activities as the potential risk of interface issues increases.

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Strategic Direction 2: Sustainable Growth Management

Outcome 2.1: Invest in Planning related to Growth

Outcome 2.2: Services and Facilities That Meet Community Needs

Outcome 2.4: An Effective Transport System

As previously discussed, the proposed rezoning of the subject lands constitutes sustainable urban growth, and if progressed, the Development Plan Amendment process will result in comprehensive planning investigations to ensure that the rezoning and subsequent development is well planned, and does not create adverse impacts on services and facilities in the area. In addition, the subject land parcels are well located in terms of existing road infrastructure (public and private transport) and the Tambelin Railway Station and are walking distance from the Evanston Gardens Neighbourhood Centre Zone and community facilities, which together help to achieve an effective transport system.

Strategic Direction 3: A Strong Community

Outcome 3.2: A Safe Community

Outcome 3.4: An Active Community

The investigations which would accompany the rezoning process provide an opportunity to ensure that residential/residential park development on the subject land occurs in ways that promote safe and active communities, through, for example, adopting “Crime Prevention Through Environmental Design” and “Healthy by Design” design principles. There are real opportunities to promote pedestrian linkages to the Evanston Gardens Neighbourhood Centre due to the short distances involved from the majority of the lands.

More broadly, the proposed rezoning may help to establish a strong and active community by building the population base to support the viability of programs and services run out of the recently built Evanston Gardens Community Centre.

Strategic Direction 4: Manage Natural and Built Environment

Outcome 4.1: Innovative Urban Planning

Outcome 4.2: Good Quality Open Space that Responds to Community Needs and Attracts Use

Outcome 4.4: A Better Environment

The proposed rezoning of both the subject lands provides an opportunity to undertake investigations and develop appropriate policies to ensure that residential development on the subject land will result in a high quality natural and built environment. The rezoning of the rural land also provides the potential to establish a linear reserve and associated trail along sections of the Gawler River, as proposed in

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the Gawler River Open Space Strategy prepared for the Gawler River Floodplain Management Authority in 2009.

2.2. South Australia’s Strategic Plan 2011

South Australia’s Strategic Plan outlines the State’s vision in six key areas – community, prosperity, the environment, health, education and ideas – and contains goals and strategies to achieve the vision in each of these areas.

The proposed rezoning of the subject land parcels will contribute to the achievement of the following goals and targets:

Priority: Our Community

Goal: We are committed to our towns and cities being well designed, generating great experiences and a sense of belonging.

Goal: New developments are people friendly, with open spaces and parks connected by public transport and bikeways.

Target 7 Affordable housing: South Australia leads the nation over the period to 2020 in the proportion of homes sold or built that are affordable by low and moderate income households (baseline: 2010).

The rezoning of both the subject land parcels will increase the supply of residential land in Greater Adelaide and therefore contribute to the affordability of housing. By contributing to the next stage of residential development in the Evanston Gardens and Hillier area, it will become possible to establish appropriate links with open spaces and public transport.

Priority: Our Prosperity

Goal: South Australia has a sustainable population.

Target 45 Total population: increase South Australia’s population to 2 million by 2027 (baseline: 2003).

Target 56 Strategic infrastructure: Ensure the provision of key economic and social infrastructure accommodates population growth (baseline: 2010-2011).

The proposed rezoning of both the subject land parcels will provide additional residential land which will support population growth. The subject land is in an area of increasing provision of physical and social infrastructure and more detailed planning for the area will assist in determining further requirements and how the land developers can contribute to these requirements.

Priority: Our Environment

Goal: We reduce our greenhouse gas emissions.

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Goal: We reduce our reliance on cars in the metropolitan area, by walking, cycling and increasing the use of public transport.

Goal: We want Adelaide to grow up more than out.

Target 59 Greenhouse gas emissions reduction: achieve the Kyoto target by limiting the state’s greenhouse gas emissions to 108% of 1990 levels during 2008-2012, as a first step towards reducing emissions by 60% (to 40% of 1990 levels) by 2050 (baseline: 1990).

Target 60 Energy efficiency – dwellings: improve the energy efficiency of dwellings by 15% by 2020 (baseline: 2003-04).

Target 63 Use of public transport: increase the use of public transport to 10% of metropolitan weekday passenger vehicle kilometres travelled by 2018 (baseline: 2002-03).

Target 68 Urban development: by 2036, 70% of all new housing in metropolitan Adelaide will be built in established areas (baseline: 2010).

The proposed rezoning of both the subject land parcels will facilitate new residential development that has the potential to facilitate sustainable outcomes such as through allotment orientation and the energy efficiency of dwellings. The land is located close to existing rail and bus services, meaning new residents will be able to access these services.

2.3. The 30-Year Plan for Greater Adelaide

The 30-Year Plan for Greater Adelaide is the volume of the South Australian Planning Strategy that applies to the subject land. The 30-Year Plan, released in February 2010, provides the spatial land use framework to manage anticipated population growth in the Greater Adelaide region over the next thirty years. Broadly, the document plans for an additional 560,000 people, 258,000 new dwellings, economic growth of $127.7 billion and 282,000 new jobs, and as shown in Figure 5 below, the subject land parcels are identified within the ‘planned urban lands to 2038’.

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Figure 5 – Extract of 30-Year Plan Directions Map for the Barossa region

- Approximate location of subject land parcels

Source: The 30-Year Plan for Greater Adelaide, page 167.

The proposed rezoning of the subject land parcels will assist in achieving the directions, policies and targets of the 30-Year Plan in the following ways:

New transit corridors, growth areas, transit-orientated developments and activity centres.

Overall Spatial Distribution

Policy 1 Plan for population growth of 560,000 people over 30 years and accommodate this growth through the delivery of 258,000 additional dwellings to be constructed over the life of the Plan.

Policy 3 Concentrate new growth within metropolitan Adelaide in transit corridors, transit-oriented developments and activity centres so that the majority of neighbourhoods remains largely unchanged.

Policy 4 Locate new growth areas contiguous to transit corridors wherever possible.

Policy 7 Ensure that the bulk of new development in Greater Adelaide is low to medium rise development (including detached dwellings) and

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confine high rise developments to the 14 identified transit-oriented developments.

Target C About 60% of metropolitan Adelaide’s (50% of the Greater Adelaide region’s) new housing growth will be located within 800 metres of current or extended transport corridors.

The subject land parcels are located between 500 metres and 1.6 kilometre of the Tambelin Railway Station on the Adelaide - Gawler rail line which has been identified as a ‘mass transit route’ and ‘major transit corridor’ in the 30-Year Plan and, as such, this growth area is considered to be ‘contiguous to transit corridors’.

New Metropolitan and Township Growth Areas

Policy 32 Ensure new urban growth occurs in designated urban and township expansion areas shown on Map D7. This map shows the indicative areas of land that will be considered for urban growth. The actual boundaries of land will be identified for public consultation when the process of updating the relevant Development Plan is undertaken.

Policy 35 Base the planning of greenfield growth areas on the principles of self- contained, mixed-use development that is contiguous to transport services where possible.

The deferred urban areas are located within the area designated in Map D7 as ‘Planned urban lands to 2038’. Moreover, the land is located in close proximity to the Evanston Gardens Neighbourhood Centre Zone and the Tambelin Railway Station, meaning residents will be able to access a range of services and facilities locally. The rural land is located immediately adjacent to the ‘Planned urban lands to 2038’ boundary and is considered to form a logical extension of the urban area.

Urban Design

Policy 2 Maximise and increase the quality of public space, and require excellent design in the public realm.

Policy 6 Structure Plans for greenfield developments, urban infill and transit- oriented developments will set objectives and guidelines for the quality of building performance outcomes in terms of:

• climate response (for example, solar orientation and ventilation)

• energy use

• water use and recycling

• noise attenuation and air quality

• improving the aesthetics of the public realm.

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Policy 8 Develop guidelines in Structure Plans to help create unique characteristics and identity across different neighbourhoods, suburbs and precincts.

Policy 11 Provide safe and attractive streetscapes in growth areas and transit- orientated developments through street tree plantings and lighting.

The proposed rezoning process of the subject land will provide an opportunity to promote high quality urban design outcomes in future residential areas, for both individual dwellings and the public realm.

Communities and social inclusion

Policy 1 Plan for population growth of 560,000 people over 30 years.

Policy 2 Actively encourage inward interstate migration and reduce outward migration of working-age people by maintaining a supply of housing at competitive prices.

Policy 4 Plan for the growing number of young families.

Policy 5 Plan for the projected increase in the number and proportion of elderly people and respond to their preference to remain living in their existing community.

Policy 7 Create safe and inviting public spaces that will encourage community participation by a wide range of people.

Policy 9 Give priority to pedestrian, wheelchair, gopher and cycle movement in neighbourhoods, which will ensure greater access for people with less mobility, particularly children, the elderly and people with prams.

Target A Provide for an additional 560,000 people over 30 years.

Target B Plan for regional distribution of projected population growth as shown in Map D8.

The proposed rezoning of both the subject land parcels will increase the residential land supply, which will help to maintain a supply of housing at competitive prices, and help accommodate population growth targets of 560,000 across Greater Adelaide, and 110,000 for the Barossa region. The relative proximity of the subject land to the community facilities and Neighbourhood Centre Zone on Angle Vale Road means that the subject land has potential to be developed for housing targeted at a wide range of users, including older people.

Housing mix, affordability and competitiveness

Policy 3 Integrate a mixture of competitive housing styles, types, sizes and densities into the wider housing market, including medium-density low-rise and attached dwellings.

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Policy 5 Increase the total share of smaller housing, particularly around transport interchanges and collocated with services such as health and retail.

Target A Plan for net growth of 258,000 dwellings over 30 years, or an annual average construction target of about 10,100 dwellings a year (allowing for dwellings lost due to demolition)

Target B Plan for regional distribution of these new dwellings as identified in Map D9.

Target C At least 30 per cent of new housing is available at competitive prices (that is, at or below the median house sale price in its market) to ensure affordability.

As previously mentioned, the proposed rezoning will assist in providing the needed land supply to meet the population and dwelling targets of the 30-Year Plan. The proposed rezoning provides an opportunity to facilitate the provision of some smaller, affordable dwelling units in close proximity to the Angle Vale Road Neighbourhood Centre and community facilities while the rezoning of the rural areas will enable the expansion of the Hillier Park Residential Village, providing for an alternative dwelling supply.

Affordable Housing

Policy 1 Reinforce the state government policy that at least 15 per cent of new dwellings should meet the criteria for affordable housing (of which 5 per cent is specifically for high needs housing) in significant new developments and growth areas, including:

...rezoning that substantially increases dwelling potential (including new greenfields areas)

Policy 4 Provide for the integration of new affordable housing with other new dwellings in developments to avoid inappropriate concentrations of social housing.

Policy 5 Ensure that the standard of affordable housing is at least consistent with other dwellings in a development, for example in appearance, construction, materials, energy efficiency and water conservation measures.

Target A Provide for at least 15 per cent of housing in all new significant developments to be affordable housing, including five per cent for high-needs people.

Target B At least 38,7000 new dwellings (15 per cent of all dwelling growth) should be affordable housing (see Table D1).

The proposed rezoning of both the subject land parcels will provide an opportunity to introduce planning policy requiring that 15% of new dwellings in the area are

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affordable housing in support of the 30-Year Plan directions, contributing to the target of 6,950 new affordable housing dwellings in the Barossa Region.

Health and Wellbeing

Policy 1 Design pedestrian- and cycle-friendly areas in growth areas and existing neighbourhoods to promote active communities.

Policy 2 Ensure health and wellbeing requirements are incorporated in Structure Plans. Structure Plans will:

• incorporate cultural initiatives, such as public art, to stimulate revitalisation of communities and social cohesion

• ensure that neighbourhood street environments and open spaces maximise access for all users, including the disabled, elderly, those who use small motorised transport such as gophers, people with prams or dogs, and emergency or other service vehicles

• incorporate principles of Crime Prevention Through Environmental Design in all public areas (such as open spaces and streets) and activity centres

• promote active communities which may include provision of playing fields, indoor sports facilities and public space

• promote the development of community gardens for social interaction and physical wellbeing.

Target A Closely connect new dwellings to shops, schools, local health services and a variety of destinations within a walking range of 400 metres. Residents will have easy access to open space for physical activity and recreation.

Target B Closely connect new dwellings to local parks within walking range.

The proposed rezoning of both the subject land parcels provides an opportunity to promote residential development that promotes good health and wellbeing outcomes for future residents. In particular, there is scope to ensure that subdivision layouts and open space configurations promote active lifestyles, community safety and establish links with facilities and services available on Angle Vale Road.

Transport

Policy 1 Protect the transport functionality of road and rail corridors through planning policy in Development Plans.

Policy 2 Designate and protect strategic freight corridors as identified on Map D15.

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Policy 5 Increase the amount of new residential housing in those transit corridors earmarked for network expansion and upgrade.

Policy 14 Provide direct and safe cycling links to public transport stations and interchanges.

Target A Reduce car dependency and increase public transport to 10 per cent of all transport use by 2018 (South Australia’s Strategic Plan, target T3.6).

Target B Prioritise residential and employment growth in areas where transport infrastructure is planned.

Target E Protect primary and secondary freight roads that are gazetted for use by restricted access vehicles (identified on Map D15).

As previously mentioned, the proposed rezoning provides an opportunity to increase the amount of residential housing located in relatively close proximity to the Tambelin railway station. The Station is located on the Adelaide-Gawler railway line which is in the process of being upgraded and electrified. Convenient access to the bus route along Angle Vale Road and Jack Cooper Drive will also be enabled.

Jack Cooper Drive and Angle Vale Road which border the subject land parcels are designated as ‘Primary freight roads’ on Map D15. Traffic investigations and liaison with the Department of Planning, Transport and Infrastructure will be necessary to inform the rezoning process about future access arrangements, and ensure that traffic volumes from new development do not create unreasonable impacts on the local road networks.

Infrastructure

Policy 1 Maximise the location of economic and social infrastructure by:

• locating new housing growth in close proximity

• integrating community sporting hubs and links with transport services.

Policy 6 Prioritise the rollout of new growth areas (where practical) to areas that are contiguous to existing infrastructure, to ensure that infrastructure augmentation can be delivered at least cost to the community.

The deferred urban land parcels are directly contiguous to existing developed areas and infrastructure, meaning infrastructure augmentation should be able to be delivered without excessive cost to the community. The rural areas form a logical extension to the deferred urban areas and should be able to be serviced in a staged sequence. The development of both areas will also increase the population catchment for the community infrastructure on Angle Vale Road, including the recently built Evanston Gardens Community Centre.

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Biodiversity

Policy 2 Contain growth where possible to areas inside identified urban lands.

Policy 3 Avoid where possible any impact on biodiversity...

Policy 6 Enhance the urban biodiversity of metropolitan Adelaide by supporting the development of urban forest, restoring watercourse, establishing linked networks of open space and encouraging the use of local indigenous species.

The deferred urban land is identified as within the ‘Planned urban lands to 2038’ boundary while the rural land is immediately adjacent or abutting developed urban land. The proposed rezoning of both areas will provide an opportunity to investigate the importance of existing vegetation for local biodiversity purposes, establish linked networks of open space and encourage the planting of indigenous vegetation. Rezoning of both the rural parcels provides opportunity to extend links to/towards the Gawler River, with Section 123 having a direct frontage to the River. This provides the potential to establish a linear reserve and associated trail along this section of the River, as proposed in the Gawler River Open Space Strategy prepared for the Gawler River Floodplain Management Authority in 2009.

Open space, sport and recreation

Policy 2 Ensure open space is accessible by all communities and will:

• Link, integrate and protect biodiversity assets and natural habitats

• Provide linkages to encourage walking and cycling to local activities, local activity centres and regional centres

• Be multi-functional, multi-use (including the shared use of strategically located school facilities) and able to accommodate changing use over time

• Incorporate the principles of Crime Prevention Through Environmental Design for safety and amenity

• Contain appropriate and low-maintenance species and locate trees to maximise access to shade

• Encourage passive recreation opportunities such as provision of a variety of paths and children’s play equipment

Policy 3 Provide neighbourhood open spaces within safe, comfortable walking distances of residents in new growth areas.

Target B Provide a minimum of 12.5 per cent open space in all new developments

Target D Locate public open spaces within walking distance of new housing to ensure equitable distribution of open space in an area.

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The proposed rezoning process of the subject land will include investigations regarding open space, ensuring it is accessible by all residents, links with biodiversity assets, incorporate CPTED principles and accommodate a range of users and activities. Stronger links to the Gawler River may be enabled through the rezoning of the rural areas.

Climate Change

Policy 11 Set building standards and design guidelines to create more thermally and energy efficient buildings...

Policy 12 Reduce energy costs through the introduction of improved energy efficiency standards for new buildings.

Policy 13 Create a more liveable urban environment through the establishment of a network of greenways, tree-lined streets and open spaces, which will have a cooling effect on nearby new neighbourhoods and new buildings.

The 30-Year Plan policies regarding climate change can be implemented in the proposed rezoning of both the subject land through the adoption of Development Plan policy that encourages energy efficient outcomes through subdivision layout and building siting and design.

Water

Policy 1 Incorporate water-sensitive urban design (WSUD) techniques in new developments to achieve water quality and water efficiency benefits.

Policy 3 Mandate WSUD techniques for new developments by 2013...

Policy 8 Ensure appropriate policy links and consistency between Stormwater Management Plans, Structure Plans and Development Plans to address stormwater and flood management measures.

Target A Reduce demand on mains water supply from new development through the introduction of water-sensitive urban design.

Target B Require all new dwellings to be connected to alternative water sources, which must supply at least 15 per cent of the internal water needs of these households.

Target C Achieve independence from mains water supplies for new public open space in transit corridors through WSUD techniques.

The proposed rezoning of both the subject land parcels will provide an opportunity to apply WSUD techniques over new development on the subject land at a dwelling and neighbourhood scale.

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2.4. Housing and Employment Land Supply Program Report 2010, Greater Adelaide

The role of the Housing and Employment Land Supply Program (HELSP) is to ensure that there is sufficient land capacity and opportunity to meet the annual housing and employment targets set out in the 30-Year Plan, and that capacity is spread across regions to avoid market volatility.

The report considers Greater Adelaide in terms of the seven South Australian Government regions, with the subject land being within the Barossa Region. The report states that

“Gawler currently accounts for a significant amount of residential broadacre development in the region and this will continue to be the case during the next five years. While there are no longer-term concerns over land supply, the timely rezoning of some key sites around Gawler will remove any risk of not achieving the supply-demand balance and meeting the Plan’s targets.

... Land either in a deferred urban zone or earmarked for development should be rezoned as an immediate priority... As a priority, rezone land parcels at Evanston Gardens, Evanston South, Gawler East, Roseworthy and Tanunda”.

The rezoning of the land parcels in the Deferred Urban Zone is consistent with this recommended strategic response. Mapping included in the HELSP Report (see Figure 6 for an extract) shows the subject land parcels as a Deferred Urban Zone located within the boundary of ‘Planned urban lands to 2038’. The rural areas are located immediately adjacent to the deferred urban areas and form a logical extension to the urban area.

2.5. Strategic Directions Report under Section 30 of the Development Act 1993

Section 30 of the Development Act 1993 requires Council to prepare a periodic report addressing strategic planning issues within its area and consideration of appropriate amendments to its Development Plan to ensure it is in accord with the Planning Strategy. The agreement of the Minister for Planning is required on the steps that the Council will take as a result of the matters identified in the Strategic Directions Report (SDR).

It is understood that Council has not formally commenced the latest requirement for a SDR, but that it may commence in June 2012. Typically, the processes associated with the preparation of such a report can take between 6 to 12 months.

It is not considered necessary to delay consideration of the rezoning of the subject land until the completion of the SDR process for the following reasons:

- The majority of the subject land has been zoned as Deferred Urban within Council’s Development Plan for some time. This zone essentially identifies future urban land and provides a holding measure until the land is rezoned for urban purposes.

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- The Deferred Urban land has been identified within the Planning Strategy (The 30-Year Plan for Greater Adelaide) as ‘Planned urban lands to 2038’. Its rezoning for urban purposes in therefore in accord with the Planning Strategy.

- The HELSP Report also identifies the Deferred Urban land as ‘Planned urban lands to 2038’ and states that land in a Deferred Urban Zone “should be rezoned as an immediate priority.”

- The Rural zoned areas of the subject land form a logical extension to the urban area and will provide for the orderly extension of an existing use (the Hillier Park Residential Village).

- The expansion of the Hillier Park Residential Village will provide for additional affordable housing in the Council area in a well co-ordinated manner.

- The rezoning of the whole of the subject land will provide an additional population base more evenly ‘spread’ around the Neighbourhood Centre and which will support the viability of the Centre facilities, including Council’s community centre.

- Conversely, the Neighbourhood Centre facilities will provide a strong community focal point for the surrounding lands and will provide an appropriate level of services to the community.

- The subject land is within reasonable proximity to the Gawler town centre - 5 kilometres and 8 minutes car travel.

- The area is now serviced by public transport bus routes to the Gawler town centre.

- The likely time frame for completion of the SDR.

The combination of these factors is considered to provide strong support for proceeding with rezoning of the subject land at this time.

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Figure 6 – Extract of HELSP Barossa Region Map 6 - Approximate location of subject land parcels

Source: Housing and Employment Land Supply Program 2010 Report, Greater Adelaide, page 120.

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3.0 Existing Planning Policy Projects in the Evanston Gardens/Hillier Area

3.1. Land Subject to Planning Policy Projects

Figure 7 – Approximate location of land subject to planning policy projects

Subject Land Parcels

Hillier DPA

Residential areas in Gawler New Southern Urban Areas DPA

Evanston Gardens Neighbourhood Centre

Tambelin Railway Station

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3.2. Town of Gawler Draft Hillier Development Plan Amendment

The Town of Gawler recently prepared the Hillier Development Plan Amendment. The draft DPA is currently seeking endorsement from Council to undergo agency and community consultation.

The DPA proposes to rezone 11 hectares of land east of Jack Cooper Drive from Deferred Urban to Residential to increase the supply of residential land. As part of the DPA process, the landowners have entered into a legal agreement with the Gawler Council regarding the protection of trees on the land, dwelling siting to achieve best practice thermal performance, the provision of infrastructure and making a financial contribution to fund community facilities in the wider area.

The Hillier DPA will provide additional residential development opportunities in a way that minimises the footprint of the Gawler township while providing a population catchment and economic base to support the nearby Neighbourhood Centre Zone and community facilities on Angle Vale Road. The proposed rezoning of Deferred Urban land west of Clifford Road / Jack Cooper Drive, closer to Angle Vale Road facilities and services, represents logical sequencing of land release to follow the Hillier DPA. Rezoning of the rural areas will also assist in providing an increased population in close proximity to the Neighbourhood Centre facilities.

3.3. Town of Gawler New Southern Urban Areas Development Plan Amendment

The Town of Gawler New Southern Urban Areas Development Plan Amendment was approved by the Minister for Planning on 14 July 2011 and the zoning changes have been gazetted into the Gawler Development Plan.

The Council initiated DPA rezoned land from Deferred Urban, Residential and Rural to a series of urban zones in Evanston Gardens and Evanston South to increase the supply of residential land in accordance with historical urban growth directions and the 30-Year Plan. It is anticipated that new residential areas will accommodate a population in the order of 7,500 people in approximately 3,000 new dwellings. The actual dwelling and population yields will depend upon the extent to which higher density residential development occurs around the Tambelin Railway Station.

The DPA introduced the new Neighbourhood Centre Zone at Angle Vale Road, Evanston Gardens, along with a new Local Centre Zone at Alexander Avenue, Evanston South. The DPA also introduced new Open Space zones of approximately 200 metres width on both sides of Main North Road on the approach to the Gawler township.

As in the Hillier DPA, legal agreements were established between the landowners/developers and the Gawler Council regarding the provision of infrastructure. In this instance, these agreements have addressed the necessary works to Angle Vale Road to help transform the road into a ‘Main Street’ shopping environment, upgrades to boundary roads, an integrated stormwater management system which includes aquifer storage and reuse, and a contribution towards the Evanston Gardens Community Centre.

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As a result of the New Southern Urban Areas DPA, much of the land to the south and west of the subject land parcels was rezoned for urban purposes. This has left land parcels as ‘islands’ of Deferred Urban zoning. In many respects, owing to the proximity of the subject land parcels to existing urban areas and community facilities located on Angle Vale Road, the subject land could have been included in the New Southern Urban Areas DPA.

Considering the investment in infrastructure that will take place in the locality, the rezoning of the subject land parcels will complement the Southern Urban Areas DPA, constitute orderly and sustainable development and help establish the population base to support the timely provision of new infrastructure and services associated with the larger Southern Urban Areas.

3.4. Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study

The Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study was commissioned by the Land Management Corporation in association with the Gawler Council and the then Department of Transport, Energy and Infrastructure. The study investigated the preferred location of a future neighbourhood centre within the southern urban areas of Gawler – focussing on the traditional ‘main street’ option at Angle Vale Road that integrates with existing community facilities or the transit-oriented development (TOD) approach at Tambelin Railway Station.

The study found that the Angle Vale Road location was preferable to the Tambelin Station location for a number of reasons, including:

• more accessible to a wider population catchment

• the Tambelin Station is not located on a major road and therefore would only serve as a Local Centre

• the existing community facilities at Angle Vale will reinforce the role of the neighbourhood centre as more than just a retail centre.

The study detailed four options for the future Evanston Gardens Neighbourhood Centre, and outlined a detailed ‘preferred option’. As shown in Figure 8 below, key elements of this include:

• integrating the future Neighbourhood Centre with existing community facilities on Angle Vale Road

• the Neighbourhood Centre to accommodate a supermarket of 3,500 sqm and 950 sqm of specialty shops, with sufficient land area for car parking and a village green

• the possibility to accommodate bulky goods retailing/service trade premises on the northern side of Angle Vale Road if needed – this would occur on one of the land parcels in question

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• the provision of medium density residential development, and an appropriate mix of housing, directly adjacent to the centre

• Development of Tambelin Station as a ‘commuter station’, with the possible inclusion of a small supermarket.

Figure 8 – Proposed Development Concept for the Angle Vale Road Neighbourhood Centre

Source: Evanston Gardens Neighbourhood Centre and Transit Oriented Development Study, page 35.

The Evanston Gardens Neighbourhood Centre Study drew attention to the importance of the existing community facilities on Angle Vale Road, and promotes the use of these as the basis of the future neighbourhood centre. The study also anticipates new housing north of Angle Vale Road (i.e. on the subject land), and the possible extension of the Neighbourhood Centre along Angle Vale Road towards Jack Cooper Drive for bulky goods/other main street uses.

The rezoning of the deferred urban land parcels for bulky goods retailing and/or petrol filling station and residential development will help to provide the necessary local population base to support the implementation of the Study’s vision for the neighbourhood centre. The rezoning of the rural land parcels will also increase the population likely to use the Neighbourhood Centre facilities and, in the situation of

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Section 123, will provide for urban development in close proximity to the northern boundary of the Centre.

3.5. Angle Vale Road, Evanston Gardens Streetscape Improvements Study

The Angle Vale Road, Evanston Gardens Streetscape Improvements study was prepared in 2010 for the Town of Gawler, in association with the then Department for Transport, Energy and Infrastructure. The study resulted in a Concept Design and costing for the streetscape upgrade of a 350 metres length of Angle Vale Road which bisects the Neighbourhood Centre Zone at Evanston Gardens. The Concept Design proposed emulation of the traditional main street form, character and function of a Neighbourhood Centre.

The Concept Design does not have direct implications for the southern portions of the subject land which have a frontage to Angle Vale Road. While the Concept Design proposes an eastern round-about adjacent to the southern boundaries of two of the allotments of the subject land, it is understood that the additional land required to accommodate the round-about and shared use pathways is to be provided through road widening on the southern (opposite) side of the Angle Vale Road road reserve. The implementation of the Concept Plan should result in a better streetscape for this portion of the subject land.

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4.0 Potential Interface Issues in the Locality

4.1. Existing Land Uses in the Locality

A survey of land uses in the locality was undertaken in February 2012 to determine potential interface issues between existing activities and any future residential development. These land uses are marked on Figure 9 below.

Figure 9 – Existing Land Uses in the Locality

Existing land uses in the locality can be summarised as follows:

Immediately east of the deferred urban land components is the Jack Cooper Drive/Clifford Road road reserves and drainage channel, which are approximately 66 metres wide. Existing residential development and grazing land currently being rezoned for residential purposes as part of the Hillier DPA is located further east.

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South-east of the deferred urban land is residential development in the suburb of Evanston Gardens.

To the south of the deferred urban lands is the Angle Vale Road reserve (approximately 20 metres wide). South of Angle Vale Road is market gardening and orchards, on land recently rezoned to Neighbourhood Centre Zone as part of the New Southern Urban Areas DPA.

Immediately west of the southern deferred urban land parcels is Evanston Gardens Primary School and Community Centre, with orchards and cropping/grazing located further west. To the west of the northern deferred urban land parcel is the Hillier Park Residential Village, with an orchard located further west. It is this orchard land (largely untended over the last decade) that comprises Section 123 of the rural area.

Rural residential land uses are located to the north of the northern land parcels, with a Pony Club located further north. Orchards and grazing land are located to the north-east of the rural land parcels.

4.2. Potential Interface Issues with Residential/Residential Park Development

Existing and proposed development to the south and east of the deferred urban lands is or will be urban in nature, in Residential and Neighbourhood Centre Zones. The proposed residential/residential park use of this land will be in accord with these land uses.

While some of the land to the south and east is currently used for a range of rural activities (cropping, grazing, market gardening and orchards), the Deferred Urban, Residential and Neighbourhood Centre zoning of these land parcels makes it clear that development should only be for urban purposes or of a low intensity rural use until the land is required for urban purposes.

In any case, the separation distances provided by existing road reserves (in excess of 65 metres for Clifford Road /Jack Cooper Drive and in excess of 20 metres for Angle Vale Road) should assist in minimising the potential for impact before any urban development takes place.

In more detail:

- an orchard is located to the west of the southern deferred urban land parcel but it is separated from this land by grazing land and the Evanston Gardens Primary School and Neighbourhood Centre Zone. In addition, this land is also located in a Deferred Urban Zone, indicating that rural activities should only be undertaken until the land is needed for urban development. Significant impact on the subject land is therefore considered unlikely.

- market gardening and a small orchard is located to the south of the southern deferred urban land parcels and is separated from these land parcels by the Angle Vale Road road reserve. As this land is located in the Neighbourhood

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Centre Zone, any impacts are likely to be of a temporary nature only, until the land is developed for Centre purposes.

- the northern deferred urban allotment is separated from the orchard activities to the north-east by the Clifford Road road reserve. This road reserve provides a separation distance of approximately 20 metres from the orchard activities at the closest point. While it is understood this orchard operates under organic farming principles and is therefore unlikely to create adverse impacts, a larger separation distance may be appropriate to ensure future potential for impacts are minimised. This should be able to be accommodated in the north-eastern portion of the allotment which is within the Gawler River floodplain and will not be built upon. It is proposed that the remainder of this allotment contain the expansion of the Hillier Park Residential Village which is located immediately adjacent to the west and south.

- the rural zoned Allotment 8, located immediately to the north of the above deferred urban northern allotment, has a similar separation distance to the orchard activities to its east. Given that the eastern portion of this allotment is also within the Gawler River floodplain and will not be built upon, a suitable separation distance is able to be provided. It is also proposed that the remainder of this allotment contains the expansion of the Hillier Park Residential Village which is, and will be, located immediately adjacent to the west and south.

- the rural zoned Section 123, located immediately to the west of the western boundary of the Hillier Park Residential Village, currently has an almond orchard on it, but it is understood it has been largely untended for the last decade. It is also understood the current owners may be contemplating selling the land and therefore there may be the potential for the land to be purchased for the possible expansion of the Residential Village. Should this occur, suitable buffering would need to be provided along the western boundary of Section 123 to ensure minimal impacts from/to the adjoining rural land to the west.

In addition, the current policies in the Development Plan for the adjoining Rural Zone require that appropriate land management practices and separation distances/buffers be applied for new development in the Zone, thus assisting in minimising the potential for impact from new rural activities.

Regard has been given to the SA Environment Protection Authority’s Guidelines for Separation Distances (December 2007). However, this document does not provide any guidance in relation to separation distances required for dwellings from orchard (horticultural) activities. In any event, rural and residential interface issues are currently addressed in the Development Plan, including under the heading ‘Interface Between Land Uses’.

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5.0 Flood Plain Impact and Stormwater Management

The following commentary is focused on the northern allotments with frontage to Clifford Road as this land is lower lying and has areas within the floodplain of the Gawler River in a 1 in 100 Year flood event.

The topography of these northern allotments can be summarised as follows: There is an area of low lying land which forms the floodplain of the Gawler River. Over a relatively steep transition the remainder of the allotments rise up from the floodplain and form a relatively flat area of similar elevation to the existing Residential Village site.

The inclusion of some of these two allotments within the Gawler River floodplain is confirmed by current Development Plan mapping which includes this within the Gawler Rivers Flood Plain Policy Area. Current Development Plan policies require that development of broadacre land for residential purposes should only occur where local or regional mitigation measures are installed to the satisfaction of the Council.

In order to demonstrate that these lands can be appropriately developed for Residential Park purposes, hydraulic modelling of the land and its surrounds was undertaken by Australian Water Environments as part of a floodplain impact assessment (refer to Appendix B). The study also considered potential stormwater management options for the site which would satisfy the requirements of the Gawler Council.

The study found that both the allotments are expected to be impacted by floodwaters from the Gawler River for flood events greater than the 20 year event. Rather that forming a part of the main channel in a flood event, the subject land is expected to form part of a larger floodplain storage area.

The floodplain impact assessment concluded that, assuming no development takes place within the floodplain area, development of the remainder of the sites is not expected to increase the flood hazard to adjacent properties. The land that forms part of the 1 in 100 year floodplain is located in the north east of the deferred urban allotment and in the east of the rural allotment (Allotment 8), which coincides with the land that may require a separation distance from the orchard to the east (see Section 5).

The stormwater management assessment undertaken indicates that the land can be appropriately serviced. The preliminary stormwater concept sought to respond to the design requirements of the Gawler Council and proposed an infiltration basin, vegetated swale and short section of armoured channel. The study stated that this arrangement:

• can manage stormwater volumes up to and including the 1 in 100 ARI local storm event

• will use shallow batters to provide safe egress from the water body

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• provides an opportunity for attractive landscaping and recreational use of the land around the stormwater management infrastructure

• discharges the stormwater runoff to groundwater at qualities which exceed water quality targets

• has no adverse effects on flooding from the Gawler River

• will not create any further nuisance or flooding issues to those that already existing on neighbouring properties.

Although it is not impacted by the Gawler River floodplain, additional investigations will be needed regarding potential stormwater management options for the southern allotments. Investigations will also be required for Section 123 should it be supported for rezoning, although it is expected that outcomes are likely to be similar to those discussed above for the northern allotments with frontage to Clifford Road.

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6.0 Conclusion and Recommendations

Five of the seven subject allotments at Evanston Gardens and Hillier are located within the Deferred Urban Zone of the Gawler (CT) Development Plan. The Desired Character statement for the Zone explains that it identifies those areas set aside for future urban expansion and that the progressive rezoning of land within the suburbs of Evanston Gardens and Evanston South is planned to occur in order to maintain an adequate land supply within the region while ensuring undue pressure is not placed on infrastructure and social services.

A rural area, comprising Allotment 8 (fronting Clifford Road) and Section 123 (adjacent the western boundary of the Hillier Park Residential Village with a frontage to Hillier Road) has been investigated to consider its suitability for rezoning to facilitate an extension to the Residential Park Zone.

The proposed rezoning of the deferred urban land is in accord with key strategic directions identified in Council’s Strategic Plan 2010 – 2018, including ‘Sustainable Growth Management’ and ‘Manage Natural and Built Environment’. The rezoning will result in the next stage of orderly and sequenced development in Evanston Gardens/Hillier, an area with increasing provision of physical and social infrastructure, including road access, access to public transport (bus and train), schooling at the Evanston Gardens Primary School and programs and services that will be available in the recently constructed Evanston Gardens Community Centre. In addition, it will help to establish an economic base and critical population catchment to support the provision of a range of facilities and services in the area as well as support the development of shops and other services in the recently rezoned Evanston Gardens Neighbourhood Centre.

The deferred urban land is also identified within the ‘Planned urban lands to 2038’ boundary in The 30-Year Plan for Greater Adelaide. The 30-Year Plan is the applicable volume of the South Australian Planning Strategy and Development Plans are required to promote its provisions. The rezoning of this land for urban purposes will be in accord with the Plan.

In addition to this strategic support for rezoning the deferred urban land, there are also valid, planning reasons why the land should be rezoned. Rezoning processes in the area (and currently underway) have resulted in this land being left as ‘islands’ of remnant Deferred Urban zoning, surrounded by existing and proposed Residential, Neighbourhood Centre and Residential Park Zones. The rezoning of this land for Residential and Residential Park purposes will not only provide contiguous, complementary zoning but will also increase the population base in close proximity to the Neighbourhood Centre Zone on Angle Vale Road.

Preliminary investigations of key issues, including the interface with surrounding land uses and stormwater management, demonstrate that the development of the

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subject land can occur in ways that do not create adverse impacts on surrounding land uses or the Gawler River floodplain.

The rural land has been included in these investigations as the two parcels are located immediately adjacent to land currently utilised for the Hillier Park Residential Village and form a logical extension to the urban boundary. The owners of the Hillier Park Residential Village also own Allotment 8 and the adjoining Allotment 7, which forms part of the deferred urban land. These owners also have the potential to secure Section 123 on the western boundary of the Residential Village, potentially enabling the Village’s expansion in this direction as well.

Preliminary investigations of key issues for the rural lands, including the interface with surrounding land uses and stormwater management for Allotment 8, also demonstrate that the development of these allotments can occur in ways that do not create adverse impacts on surrounding land uses or the Gawler River floodplain. In relation to Section 123, as with Allotments 7 and 8, only a portion of the land is subject to flooding from the Gawler River, with the majority of the land being elevated above the extent of the floodplain.

In summary, the investigations undertaken in preparing this Position Paper demonstrate the way in which the proposed rezoning of the deferred urban land parcels for Residential and Residential Park (and potentially commercial / bulky goods fronting Angle Vale Road) purposes is consistent with the strategic directions of Local and State Government. Further, the rezoning and subsequent development of these land parcels will help build the population catchment and economic base to support the nearby Neighbourhood Centre and community facilities.

Similarly, there is reasonable planning argument for also considering future urban growth on the rural areas. They form a logical extension to the urban boundary in this location, are under / proposed to be under the one ownership of the Residential Village owners and their development will also support the nearby Neighbourhood Centre and community facilities. In particular, urban development on Section 123 will ensure that the Evanston Gardens Neighbourhood Centre Zone would then have urban development on ‘all sides’ rather than having a portion of Rural Zone abutting its northern boundary. The development of this parcel for urban uses would also be more complementary to the current adjacent Deferred Urban Zone on the southern side of Hillier Road.

In this context, it is recommended that the Gawler Council initiate a landowner funded Development Plan Amendment to rezone the subject land parcels to facilitate urban development that will create the next stage of orderly and coordinated development in the Evanston Gardens and Hillier area.

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In particular, recommended next steps include:

1. Council staff prepare a report to the Town of Gawler’s Elected Members recommending in-principle support for the rezoning.

2. Once in-principle support is achieved, the landowners engage a planning consultant to provide a draft Statement of Intent to Council for its consideration and endorsement. The Statement of Intent is the first formal step to initiate a Development Plan Amendment (rezoning process). The Statement of Intent will contain additional information regarding the level of investigations that will be required to be addressed in the Development Plan Amendment.

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7.0 Appendices

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Appendix A – Certificates of Title

Volume 6070 Folio 256

Volume 5562 Folio 841

Volume 5562 Folio 944

Volume 5338 Folio 381

Volume 5270 Folio 184

Volume 5111 Folio 77

Volume 5576 Folio 98.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 5913/806 & OTHERS REGION : EMAIL AUTHORITY : T 11497646 AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 05/01/2011 SEARCHED ON : 07/02/2012 AT : 17:41:21 EDITION : 1 CLIENT REF 2011-0212

REGISTERED PROPRIETORS IN FEE SIMPLE ------MARTIN JAMES BANHAM AND MARGARET JANE BANHAM BOTH OF LOT 8 CLIFFORD ROAD HILLIER SA 5116 WITH NO SURVIVORSHIP

DESCRIPTION OF LAND ------ALLOTMENT 7 DEPOSITED PLAN 21711 IN THE AREA NAMED HILLIER HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------11497647 MORTGAGE TO WESTPAC BANKING CORPORATION

11497648 CAVEAT BY KEVIN LEO SERMON MICHAEL SERMON AND PERRY SERMON

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 3798/198 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 15/09/1998 SEARCHED ON : 06/03/2012 AT : 11:03:55 EDITION : 5 CLIENT REF GEOFF

REGISTERED PROPRIETOR IN FEE SIMPLE ------JOHN FRANCIS MCMURRAY OF LOT 123 HILLIER ROAD EVANSTON GARDENS SA 5116

DESCRIPTION OF LAND ------SECTION 123 HUNDRED OF MUNNO PARA IN THE AREA NAMED HILLIER

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------NIL

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 3613/5 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 10/08/1998 SEARCHED ON : 07/02/2012 AT : 17:41:23 EDITION : 1 CLIENT REF 2011-0212

REGISTERED PROPRIETORS IN FEE SIMPLE ------ANTONIA VIRGARA AND CECILIA JOAN VIRGARA BOTH OF 19A DOREEN STREET VALE PARK SA 5081 AS JOINT TENANTS

DESCRIPTION OF LAND ------ALLOTMENT 32 FILED PLAN 153933 IN THE AREA NAMED EVANSTON GARDENS HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------NIL

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------CONVERTED TITLE-WITH NEXT DEALING LODGE CT 3613/5

END OF TEXT.

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TOWN OF GAWLER Page 80 of 225 COUNCIL MEETING 12 DECEMBER 2017 Page 2 of 2 ATTACHMENTS UNDER SEPARATE COVER REGISTER SEARCH OF CERTIFICATE OF TITLE * VOLUME 5562 FOLIO 841 *

COST : $19.20 (GST exempt ) PARENT TITLE : CT 3613/6 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 10/08/1998 SEARCHED ON : 07/02/2012 AT : 17:41:22 EDITION : 3 CLIENT REF 2011-0212

REGISTERED PROPRIETORS IN FEE SIMPLE ------A. & C.J. VIRGARA NOMINEES PTY. LTD. OF 1 UNDIVIDED 2ND PART OF 19A DOREEN STREET VALE PARK SA 5081 AND STELLA DE BLASIO OF 1 UNDIVIDED 2ND PART OF 9 THIRD AVENUE KLEMZIG SA 5087

DESCRIPTION OF LAND ------ALLOTMENT 34 FILED PLAN 153935 IN THE AREA NAMED EVANSTON GARDENS HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------NIL

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 2434/7 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 06/05/1996 SEARCHED ON : 07/02/2012 AT : 17:41:24 EDITION : 5 CLIENT REF 2011-0212

REGISTERED PROPRIETORS IN FEE SIMPLE ------JOSELITO LANGSDORF OF 1 UNDIVIDED 2ND PART AND KRISTY LEE MARTIN OF 1 UNDIVIDED 2ND PART BOTH OF 57 ANGLE VALE ROAD EVANSTON GARDENS SA 5116

DESCRIPTION OF LAND ------ALLOTMENT 33 FILED PLAN 153934 IN THE AREA NAMED EVANSTON GARDENS HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------10924831 MORTGAGE TO HOMESTART FINANCE

11233554 CHARGE UNDER LEGAL SERVICES COMMISSION ACT, 1977 PURSUANT TO SECTION 18A OF THE INTEREST OF KRISTY LEE MARTIN

11616832 CHARGE UNDER OF THE INTEREST OF JOSELITO LANGSDORF

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 4256/32 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 30/05/1995 SEARCHED ON : 07/02/2012 AT : 17:41:25 EDITION : 3 CLIENT REF 2011-0212

REGISTERED PROPRIETOR IN FEE SIMPLE ------ANN-MARIE EILEEN ELIZABETH CURRAN OF PO BOX 1181 GAWLER SA 5118

DESCRIPTION OF LAND ------ALLOTMENT 2 FILED PLAN 147715 IN THE AREA NAMED EVANSTON GARDENS HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------NIL

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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COST : $19.20 (GST exempt ) PARENT TITLE : CT 4308/604 REGION : EMAIL AUTHORITY : CONVERTED TITLE AGENT : PIPSP BOX NO : 000 DATE OF ISSUE : 05/03/1993 SEARCHED ON : 05/03/2012 AT : 13:55:55 EDITION : 7 CLIENT REF 2011-0212

REGISTERED PROPRIETORS IN FEE SIMPLE ------MARTIN JAMES BANHAM AND MARGARET JANE BANHAM BOTH OF LOT 8 CLIFFORD ROAD HILLIER SA 5116 AS JOINT TENANTS

DESCRIPTION OF LAND ------ALLOTMENT 8 DEPOSITED PLAN 21711 IN THE AREA NAMED HILLIER HUNDRED OF MUNNO PARA

EASEMENTS ------NIL

SCHEDULE OF ENDORSEMENTS ------11437914 MORTGAGE TO WESTPAC BANKING CORPORATION

NOTATIONS ------DOCUMENTS AFFECTING THIS TITLE ------NIL

REGISTRAR-GENERAL'S NOTES ------NIL

END OF TEXT.

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Appendix B – AWE Report

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ABN 17 485 960 719

1 / 198 Greenhill Road EASTWOOD SA 5063

Phone: 08 8378 8000 Fax: 08 8357 8988

Wednesday, 17TH November 2010

Mr Martin Banham

Hillier Residential Village 160 Hillier Road Hillier SA 5116

Dear Martin,

Re: Floodplain Impact and Stormwater Management Assessment to support re-zoning submission

Thank you for the opportunity to provide advice on the potential floodplain impact and stormwater management approach for the proposed re-zoning of two allotments in the suburb of Hillier.

1 Context The two allotments in question, as illustrated in Figure 1, are currently zoned either Rural or Deferred Urban. It is our understanding, based on discussions with you (8/4/2010), that the proposed change is for both to be rezoned Residential Park.

Our understanding of the development proposed for the land should the rezoning submission be successful is that the current extent of the Hillier Residential Village would be extended to include all of the land outside of the 100 yr Gawler River flood extent on the allotments. Figure 1 illustrates the topography of the site and our understanding of the extent of any development. The allotments can be broadly defined into two areas based on topography. The first is the low lying land which forms the flood plain of the Gawler River. Over a relatively steep transition the remainder of the blocks rise up from the floodplain and form a relatively flat area of similar elevation to the existing Residential Village site.

Our understanding of the type of land use and residents of Residential Park zoning is that the development is likely to include relatively high density development of small closely spaced dwellings with limited pervious area between the dwellings but including areas of communal open space. The residents are likely to be active older people with only minor mobility issues

TOWN OF GAWLER Page 90 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER 2 Floodplain Impact Assessment The allotments subject to the rezoning submission are expected to be impacted by floodwaters from the Gawler River for flood events greater than the 20 year event. The extent of the 100 yr Gawler River flood event and the estimated flood depth and hazard of the floodwaters are illustrated in Figure 2. The flood information is based on the Gawler River Floodplain Mapping (AWE, 2008). The impact of the change in land use on the hazard posed by flood waters needs to consider a range of issues including:

the likelihood of changes in flood hazard on adjacent properties due to proposed changes; the hazard posed by flood waters to the proposed land use; and the safety of access to and from the area during flooding events.

2.1 Flood Hazard On Adjacent Land A section of each of the allotments in question is inundated in the 100yr flood event. The majority of the flooding on the allotments is categorised as having extreme flood hazard, where hazard is defined by a combination of both the flood depth and flood velocity. Flood hazard categories range from low to extreme. Inspection of the flood velocity and depth characteristics of the flooding on and adjacent to the allotments shows that the extreme hazard ratings are primarily the result of the depth of flows in the area rather than the velocity. The low lying areas of the allotments form part of a larger floodplain storage area rather than being part of the main channel.

Our understanding of the development proposed, should rezoning be approved, is that there will be no residential allotments developed within the 100 yr flood extent. The scope of works within the floodplain is expected to be limited to stormwater management works and landscaping.

If any changes in the topography or additional structures are proposed for the floodplain section of the allotments, the change would need to be assessed to determine if there is to be any net decrease in floodplain storage or an effect on the flood flow path. Proposed changes may need to be modelled using the Gawler River floodplain model to determine the effect of any change on the flooding characteristics in the area. However the excavation of an infiltration basin (discussed in later sections) will increase the flood plain storage and is not expected to cause any increase in flood hazard on adjacent land.

On Proposed Land use If, as proposed, all residential village dwellings are constructed outside of the 100yr Gawler River flood extent, it is not expected that these dwellings will be exposed to hazards due to floodwaters, for flood events up to and including the 100 yr event.

Any development within the 100 yr flood extent will need to be assessed to determine if the development type is appropriate in a flood prone area. Public open space and stormwater management infrastructure is generally considered appropriate land use within an area of extreme flood hazard.

Access during a flood event Providing safe access from a dwelling in a flood prone area is important to reduce the risk to residents and emergency service workers. To provide safe access the flood hazard along the access route should be low. In particular the flood depth should be lower than 300mm provided the areas above 150mm to be traversed are not extensive. These safety requirements allow small conventional vehicle access in rapidly flowing water (SCARM, 2000). These requirements need to be met during a 100 year event.

Access from the development proposed on the allotments during a flood event would be restricted to the flood free roadways through the existing residential village. Safe access to the Adelaide metropolitan area would then be possible via Jack Cooper Drive, the flood free section of Angle Vale Road, Dalkeith Road and Main North Road e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 2 TOWN OF GAWLER Page 91 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER to the South. We would not recommend access via Clifford Road to the east of allotments because the road is inundated and subject to high and extreme flood hazard with flood depths significantly greater than those that would allow small conventional vehicles to transverse.

2.2 Summary of Flood Hazard Analysis Based on the proposed plans for development, should rezoning be completed for the two allotments, there is not expected to be any increase in flood hazard on adjacent properties. The dwellings proposed will be in a flood free area and therefore not impacted directly by the flooding. Safe access from the proposed extension to the village would be possible through the existing internal roadway.

3 Stormwater Management A broad stormwater management concept has been developed for the proposed extension of the Residential Village. The concept plan has been directed by initial discussions with Council (David Collins 29/9/2010), the site constraints and the limited data available on soil conditions at the site. The following sections outline the proposed stormwater management approach and its performance.

3.1 Stormwater Quantity Council Requirements We understand that Council will require you to:

Manage minor event runoff from the site within the capacity of Clifford Road swale; Address the management of runoff during Gawler River flood events where the stormwater management infrastructure is inundated; Manage the access to any proposed water bodies and the length of inundation to prevent risk to the public including accessibility and safe exit from the water body; Indicate the period of time the water body takes to empty after a rainfall event; In the major event (1 in 100 yr local rainfall event): o show the path overflows from the storage would take to the Gawler River, and o discuss the risk to downstream properties and Council assets Comment on any enlargement approach for the dam with respect to flood hazard impact.

Stormwater Management Concept Development The stormwater management concept was modelled using the hydrological and hydraulic model DRAINS. The concept was designed to manage the increase in runoff from the site due to the development of detention of flows from runoff events up to and including the 100 year was required.

Anecdotal evidence regarding the performance and infiltration from the dam on site indicated that the underlying soils on the flood plain have high infiltration rates. Comparison of the levels on the flood plain section of the allotments, the Clifford Road swale and the Council concrete lined drain (parallel to Clifford Road) showed that providing a low level outlet for any detention basin on the allotments would not be possible. Therefore a detention basin design utilising infiltration as outlet was pursued.

The major storm event conveyance infrastructure from the developed sections of the allotments to the basins was also sized. It was assumed that a vegetated swale would be used as this would improve water quality as well as convey flows from the development. As there is a steep transition from the area proposed for development down to the flood plain an armoured channel over this section was also indicatively sized.

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 3 TOWN OF GAWLER Page 92 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Key Modelling Assumptions

The following assumptions were made to model the infiltration basin design:

The flood prone land within the allotments will primarily used for passive recreational purposes compatible with stormwater management and will have similar runoff rates to present; Approximately 2 ha of the current extent of the residential village drains to the dam; The soil type at the base of the basin in likely to be somewhere in between Sandy Clay and Medium Clay. The analysis will consider infiltration rates for both these soil types. I.e. Sandy Clay 3.6mm/hr and Medium Clay 0.36 mm/hr.

Design approach

The infiltration basin was designed to manage the volume of a 1 in 100 ARI rainfall event on the local catchment for all storm durations from 5mins to 72 hrs. For this scenario the basin was assumed to start empty. For both assumptions of soil type the maximum water level in the basins was reached for storm durations between 30-36hrs. A 300mm freeboard was also allowed for under this scenario. The basin size was also checked to ensure that there was sufficient volume in the basin assuming the basin was 20% full under a 1 in 100 ARI 20 minute storm. 20 minutes is the time of concentration of the developed catchment (i.e. the duration of the storm that produces the peak flow from the catchment). Anecdotal evidence indicated that even after a very wet period the maximum capacity the basin reached was 20%. The conveyance infrastructure (swale and armoured channel) were designed to convey the peak flow from the development in a 1 in 100 ARI local rainfall event.

Design Features

Side slopes of the basin are set at 1 in 8 to allow for easy maintenance of batters. This side slope also allows relatively easy access from the basin if someone accidentally falls into the basin when full. The base of an enlarged infiltration basin would be vegetated. This is important for water quality and will improve aesthetics and the permeability of the upper soil layers of the base. The basin will include an armoured spillway designed to convey any overflows (i.e. in local rainfall events greater than the 1 in 100 year event). Water would be conveyed to the basin by a swale. Side slopes of the swale would be 1 in 4 and the side slopes of the armoured channel 1 in 3, both with a freeboard of 0.3m The swale dimensions are sufficient to convey the peak 1 in 100 yr flow event with low potential for scour of the swale. The armoured channel dimensions are sufficient to convey major storm peak flow with higher energy flows occurring on the armouring. For a loose rock structure rock size would be reasonable

(

Results

Table 1 summarises the dimensions of the stormwater management system components including presenting two sizes for the infiltration basin based on either a sandy clay or medium clay infiltration rate. The approximate extent of the infrastructure is also illustrated on Figure 3. The location, orientation and exact geometry of the basin, swale and armoured channel will be confirmed in later stages of design. There is potential for an aesthetically appealing design to be developed for the basin whilst maintaining the design volume of the basin. The location and number of channels conveying flows from the development to the basin will be dependent on the layout and drainage design of the development. As illustrated in Figure 3 there is sufficient area for the infrastructure proposed. The results also show that even after a large rainfall event the basin should take less

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 4 TOWN OF GAWLER Page 93 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER than a week to empty. This reduces the time deep water is pooled in the area and avoids any other potential nuisance caused by standing water.

TABLE 1 STORMWATER MANAGEMENT CONCEPT Retention Basin (Infiltration) Basin dimensions Soil Type Volume Basin Required Top of bank/Base Approximate time to empty Assumption (ML) (mxm)/Depth(m) from full through infiltration including freeboard Sandy Clay 4.3 73x52 / 41 x 20/ 2 1 day Medium Clay 6.7 84 x 64 / 52 x 32/ 2 6 days Conveyance Infrastructure from Development to Basin Approx Dimension (m) Length x top Infrastructure notes of bank width x depth (slope) Convey major storm flows from higher developed land Armoured 40 x (width varies 6.5-10.5)x 0.5 to lower level without erosion. The base of the rock channel (10%) chute will be wider to accommodate the increased (rock chute) depth for energy dissipation. Convey major storm flows and provide minor storm Swale 60 x 8.6 x 0.7 (~1.7%) event water quality improvement

Overflow route for rainfall events greater than 1 in 100yr ARI For extreme rainfall events on the local catchment (i.e. greater than a 1 in 100 ARI event) the retention basin as described above will overtop via the spillway. Assessment of the levels of the Clifford Road swale, the Council concrete lined channel and the surrounding allotment levels found that there is no existing overflow route to the Gawler River channel for overflows.

The land bounded by Clifford Road, the two allotments proposed for rezoning and the Gawler River Channel does not drain to the Gawler River channel or the Council concrete lined channel as both are perched above the surrounding floodplain. This area includes a private residence and paddocks to the north of the proposed basin. The area surrounding the existing basin and to the north forms a low lying area where local runoff will pool. Inspection of the levels along the Clifford Road swale indicate that the road side swale does not drain to the Gawler River but rather directs flows into the low lying area on the western side of Clifford Road.

Therefore the rare event of overflows from the basin the water is expected to pool in the land adjacent (to the north) of the basin in the low lying area surrounding the private residence. During a greater than a 1 in 100 ARI local rainfall event this area is expected to already be subject to inundation from the runoff from the local area.

Inspection of the levels in the low lying area to the north of the proposed basin found that the area surrounding the house present is raised approximately 300mm above the surrounding land. It is also understood that the finished floor level of the house is raised significantly e.g. >300mm above the building pad. The access to Clifford road from this property is not raised and would be inundated. Therefore whilst any overflows from the basin in an extreme event will pool in the low lying area surrounding the house the area is expected to be awash with water before this occurs. Based on initial inspection of the levels in this area there is expected to be considerable storage in the low lying depression, in the order of 5 ML.

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 5 TOWN OF GAWLER Page 94 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER During Gawler River Flood Events During Gawler River (regional) flood events greater than a 1 in 20 year event the flood plain area of the allotments to be rezoned will be inundated. The proposed concept design for the retention basin assumes the existing basin will be enlarged by further excavation. The top of bank of the basin will be at current natural surface levels. Therefore when the flood plain area is inundated the retention basin will be inundated. There is therefore some potential for damage to the basin.

The velocity of flood waters is expected to be low in this area and therefore are less likely to cause scour to the basin. Overtopping of the basin during regional flooding events has the potential to cause scour to all banks of the detention basin, in particular at the point on the embankment at which the floodwaters first enter the basin. The potential for scour is mitigated somewhat by the shallow batters proposed in this case. The detailed design of the basin should also provide an armoured entry point for the flows to control where the floodwater first enter the basin. There potential for some remobilization of sediment in the basin into the flood plain which an be minimised by ensuring the basin remains vegetated (as proposed). Some deposition of sediments suspended in the floodwaters is likely.

Should any sediment be remobilised by the floodwaters entering the basin the volumes are expected to be negligible in comparison to the volumes of sediment mobilised by the flooding event itself.

If a rainfall event occurs during a regional flooding event the runoff will enter untreated into the floodwaters pooled on the floodplain. During a 1 in 100 ARI Gawler River flooding event the elevation difference between the water surface elevation of the flood waters and the natural surface level of the proposed development would be in the order of 2.5m. Therefore backwater effects within the Residential Village drainage network would not be expected.

3.2 Water Quality Council Requirements Initial discussion with Council indicated that the quality of the runoff must be considered, particularly in light of the proximity of the Gawler River.

Water quality concept development The vegetated swale and the infiltration of stormwater through the base of the basin are two mechanisms of water quality improvement within the proposed stormwater management concept. With the use of infiltration as the outlet for the system the receiving environment for stormwater discharge from the site is groundwater. The following sections outline the water quality improvement as a result of the use of this infrastructure.

Key Assumptions

Pollutant removal targets equal to those specified by the Draft Water Sensitive Urban Design Framework for the Adelaide Region (AWE 2008) prepared for Planning SA are sufficient to meet Council’s needs. The framework calls for reductions in average annual load of Total Suspended Solids of 80%, 45% for Total Phosphorus and 45% for Total Nitrogen. Swale is vegetated. The infiltration rate through the base of the swale and the basin were modelled assuming both medium clay and sandy clay infiltration rates. The base of the retention basin is appropriately vegetated and the top 300mm of vegetation and soil will provide equivalent water quality improvement to a bioretention basin.

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 6 TOWN OF GAWLER Page 95 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Modelling Approach

The concept level water quality modelling was completed using the e-water modelling package MUSIC. The modelling was based on default pollutant concentrations for urban catchments and was conducted using a representative rainfall year for Adelaide (1970) on a 6 minute time step.

Modelling Results

Table 2 summarises the treatment train effectiveness expected through the use of the vegetated swale and infiltration through the vegetated base of the retention basin. The results indicate the proposed concept is likely to discharge treated stormwater to groundwater at qualities which fall well within the treatment requirements of the guidelines.

TABLE 2 WATER QUALITY MODELLING RESULTS Modelled Treatment train effectiveness (%) Target (%) Pollutant Medium Clay Sandy Clay Total Suspended 100 100 80 Solids Total 99 98 45 Phosphorus Total 96 92 45 Nitrogen 3.3 Summary of Stormwater Management Assessment The stormwater concept addresses the design requirements highlighted by Council. The use of an infiltration basin, vegetated swale and short section of armoured channel will:

manage stormwater volumes up to and including the 1 in 100 ARI local storm event; will use shallow batters to provide safe egress from the water body; provide an opportunity for attractive landscaping and recreational use of the land around the stormwater management infrastructure; discharge the stormwater runoff to groundwater at qualities which exceed water quality targets; have no adverse effects on flooding from the Gawler River: and not create any further nuisance or flooding issues to those that already existing on neighbouring properties.

4 Further Recommendations If the proposed development proceeds to master planning and detailed design it is recommended that soil permeability testing be conducted to determine the actual infiltration rate to be expected within any retention basin on the flood plain. This work would allow optimisation and detailed design of the basin size and geometry.

5 Summary of Findings Based on our understanding of the proposed development, the development and its residents will not be impacted either by inundation or by restricted access during Gawler River flood events up to and including the 1 in 100 ARI flood event. The development including the excavation for stormwater management works is not expected to cause additional flood hazard on adjacent properties.

Concept design of a stormwater management system for the proposed development has found that it is feasible to manage additional stormwater from the site in line with the requirements outlined by Council from both a quality and quantity perspective.

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 7 TOWN OF GAWLER Page 96 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER References AWE (2008) Floodplain Mapping for the Gawler River Technical Report, volume 1 prepared for the Gawler River Floodplain Management Authority

SCARM (2000) Floodplain management in Australian best practice principles and guidelines, CSIRO publishing

Yours sincerely,

Geoff Fisher Director

Australian Water Environments Pty Ltd

e:\synergy\projects\11030 hillier residential park expansion- sw and flooding advice\6 reporting\11030 flood and stormwater assessment v2 101111.docx 8 TOWN OF GAWLER Page 97 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER

300 Figure 1 Figure COVER Birdwood Mount Barker Mount 200 Gawler Metres ADELAIDE SEPARATE 100 Study Area Two Wells Two Flood Impact andImpact Flood Flood Impact andImpact Flood Rezoning Submission Rezoning Deferred Urban Rural Proposed Extent of Development Cadastre Index Contour (mAHD) Intermediate Contour WATER Australian Environments Hillier Residential Villiage Residential Hillier UNDER Stormwater Assessment Stormwater Assessment 0 45.0

LEGEND Allotments for Proposed Re-zoning: Data Source: names watercourse and road cadastre, photography, Aerial ofGawler. Town from

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300 Figure 2 Figure COVER Birdwood Mount Barker Mount 200 Gawler Metres ADELAIDE SEPARATE 100 Two Wells Two Extent and Depth Extent Flood Impact andImpact Flood Flood Impact andImpact Flood Rezoning Submission Rezoning Cadastre Area for Re-zoning Proposed 0 - 0.10 - 0.25 0.11 0.26 - 0.50 0.51 - 1.00 1.01 - 1.50 1.51 - 2.50 2.51 - 5.00 5.00 and higher WATER Australian Environments Hillier Residential Villiage Residential Hillier UNDER 100yr Flood Inundation Stormwater Assessment Stormwater Assessment 0

LEGEND Data Source: names watercourse and road cadastre, photography, Aerial from Town of Gawler. Technology. Flood data modelled by Water Flood Depth (m)

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0 5 Figure 3 Figure COVER Birdwood Mount Barker Mount 01 0 Gawler Metres ADELAIDE SEPARATE Concept 01 Two Wells Two Flood Impact andImpact Flood Flood Impact andImpact Flood Rezoning Submission Rezoning Index Contour (mAHD) Intermediate Contour Channel Armoured Vegetated Swale, 1:4 side slopes Medium Clay Clay Sandy Proposed Extent of Development Cadastre WATER Australian Environments Hillier Residential Villiage Residential Hillier UNDER Stormwater Assessment Stormwater Assessment Stormwater Management 05

LEGEND Data Source: names watercourse and road cadastre, photography, Aerial from Town of Gawler. contoursTechnology, fromAAMHatch. Flood data modelled by Water Basin ApproximateBasin Size Range:

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From: Cooper, Daniel Sent: Monday, 09 October 2017 8:31 AM To: Planning Admin Cc: Parekh, Ashutosh Subject: Gawler Development Plan Amendments

To Whom It May Concern,

I am writing to you in relation to the Development Plan Amendment as advertised on the Town of Gawler webpage. After careful examination, it has been highlighted that APA Group as the operator of Australian Gas Networks (AGN) infrastructure will be directly affected by a portion of this amendment plan.

Commercial and Rural Areas Development Plan Amendment

I would like to draw your attention to the Evanston Gardens site where it is proposed that a petrol station and shop be built at the intersection of Angle Vale Rd and Jack Cooper Dr. At this location APA has a 50mm Polyethylene gas main which may be directly affected by the development. When the final design has been approved for this development, could I request that myself as APA group’s representative be informed for further evaluation purposes. If the gas main will require an alteration to the alignment, depth or any other such action, the cost of works will be passed on to the third party developer.

Gawler East Structure Plan DPA

In each of the six (6) designated ‘Zones’, there are references to “development in proximity to the High Pressure gas pipeline traversing the area”. I refer you to Australian Standard 2885 part 3 section 7.5.1 with regard to separation distances between Natural Gas pipelines and all other Third Party services/buildings. Also, Australian Standard 4645 part 3 section 5.5.3 provides additional separation distances between Natural Gas pipelines and Third Party services.

As the Third Party Works officer for APA South Australia, I can be contacted at any time to discuss issues surrounding the Natural Gas distribution network and the relationship with proposed infrastructure work. Please feel free to contact me at any time.

Kind regards,

Daniel Cooper Technical Officer – Third Party Works

APA Group Planning and Integrity 330 Grange Rd Kidman Park SA 5025 d +61 08 8159 1739 e [email protected] m +61 459 874 436

TOWN OF GAWLER Page 101 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER w www.apa.com.au

This email and any attachment is confidential, may be subject to legal privilege, and is for the use of the intended recipient only. If received in error, please notify APA by reply and delete the email. If you are not the intended recipient, any use, interference with, disclosure or copying of this material is prohibited. Views expressed are those of the author and not APA. APA does not guarantee nor accept liability for the reliability, completeness or confidentiality of any email communication, nor its freedom from harmful viruses or software.

APA handles personal information in accordance with relevant privacy laws and our privacy policy is accessible on APA’s website.

TOWN OF GAWLER Page 102 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER ATTACHMENT 4

Ref: 1874 Doc ID: 262854

25 October 2017

Chief Executive Officer Town of Gawler PO Box 130 GAWLER SA 5118

By Email: [email protected]

Dear Henry

RE: Gawler East Structure Plan Development Plan Amendment and Commercial and Rural Areas Development Plan Amendment

Thank you for providing Council with the opportunity to review and provide comment on the recently released Gawler East Structure Plan Development Plan Amendment and Commercial and Rural Areas Development Plan Amendment respectively.

I note that Council has reviewed the documentation and on this occasion has no comment to make.

Please note that Council does not wish to be heard at a public hearing.

Please do not hesitate to contact me on telephone 8525 3200 or 0448 662 123 should you wish to discuss the content of this letter further.

Yours sincerely

Andrew Chown Manager, Strategy

Postal Address: PO Box 72, Kapunda, South Australia 5373 Telephone: (08) 8525 3200 Email: [email protected] Principal Office Website: www.light.sa.gov.au Branch Office 93 MainTOWN Street, OF Kapunda, GAWLER SA 5373 Page 103 of 225 12 Hanson Street, Freeling, SA 5372 Fax: (08)COUNCIL 8566 3262 MEETING 12 DECEMBER 2017Light Regional Council ABN: 35 455ATTACHMENTS 841 625 UNDER SEPARATEFax: (08) COVER 8525 2441 ATTACHMENT 5

17 November 2017 SA Water House 250 Victoria Square / Tarntanyangga SAW Ref: 99/06939 Adelaide South Australia 5000 GPO Box 1751 Adelaide South Australia 500 Telephone +61 8 1300 650 950 ABN 69 336 525 019 Mr Henry Inat Chief Executive Officer Town of Gawler PO Box 130 GAWLER SA 5118

Dear Henry,

Re: Commercial and Rural Areas Development Plan Amendment (DPA)

I refer to your letter dated 27 September 2017 seeking our comments on the above DPA.

SA Water has previously commented on the related Statement of Intent with its comments issued to the Department of Planning, Transport and Infrastructure (DPTI) on 23 August 2017.

As previously advised, SA Water currently provides water and sewer services to the Angle Vale Road site and water only (with the sewer network located in close proximity) to the Main North Road site.

Increased demands generated by potential increased residential density may require networks augmentation. The extent of the augmentation works required would be dependent on the final scope and layout of the proposed developments.

Our general comments in respect to new developments or redevelopments are provided below.

SA Water Planning

 SA Water undertakes water security and infrastructure planning that considers the longer term strategic direction for a system. That planning seeks to develop a framework that ensures resources and infrastructure are managed efficiently and have the capacity to meet customer requirements into the future. The information contained in the DPA document regarding future re-zoning and land development will be incorporated in SA Water’s planning process.

Protection of Source Water

 Development/s shall have no deleterious effects on the quality or quantity of source water, or the natural environments that rely on this water. In particular, the following conditions shall apply:

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- Landfill shall be outside of Water Protection Zones; - Landfill area to include leachate collection facilities; - Effluent disposal systems (including leach drains) to be designed and located to prevent contamination of groundwater; and - Industry to be located in appropriate areas, with safeguards to ensure wastewater can be satisfactorily treated or removed from the site  Development shall avoid or minimise erosion.  Development shall not dam, interfere or obstruct a watercourse  The Natural Resources Management Act 2004 includes wide ranging powers over source water quantity issues. The Department of Environment, Water and Natural Resources should be consulted, if in doubt, over compliance with this Act. Source water quality issues are addressed by the Environment Protection Authority through the Environment Protection Act 1993.

Provision of Infrastructure

 All applications for connections needing an extension to SA Water’s water/wastewater networks will be assessed on their individual commercial merits. Where more than one development is involved, one option may be for SA Water to establish an augmentation charge for that area which will also be assessed on commercial merits

Trade Waste Discharge Agreements

 Any proposed industrial or commercial developments that are connected to SA Water’s wastewater infrastructure will be required to seek authorisation to permit the discharge of trade waste to the wastewater network. Industrial and large dischargers may be liable for quality and quantity loading charges. The link to SA Water’s Trade Waste website page is attached for your information: Trade Waste Overview

Thank you for the opportunity to comment on Council’s Commercial and Rural DPA. Please contact Peter Iliescu, Engineer, Treatment and Network Planning on telephone (08) 7424 1130 in the first instance should you have further queries regarding the above matter.

Yours sincerely

per Daniel Hoefel Senior Manager, Water Expertise 250 Victoria Square, Adelaide, 5000 Ph 08 7424 1889 Fax 08 7003 1889 Email [email protected]

TOWN OF GAWLER Page 105 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER ATTACHMENT 6 Natural Resources Centre

205 Greenhill Road Eastwood SA 5063 DX 174, Adelaide Reference: F0000177632 Tel 08 8273 9100 Fax 08 8271 9585 [email protected] www.naturalresources.sa.gov.au/ adelaidemtloftyranges Henry Inat Chief Executive Officer Town of Gawler PO Box 130 Gawler, SA 5118

Dear Mr Inat

Re: Commercial and rural areas Development Plan Amendment

Thank you for your letter dated 27 September 2017, inviting comment on the above Development Plan Amendment (DPA). The DPA proposes rezoning of two separate land parcels, from residential and rural zoning to commercial/industrial zoning. The proposed DPA has been reviewed on behalf of the Adelaide and Mount Lofty Ranges Natural Resources Management Board (Natural Resources AMLR) and the Department for Environment, Water and Natural Resources (DEWNR), with the outcome that we will not be providing any comments.

Should you require further information on this matter, please contact Eilidh Wilson, Senior NRM Policy Officer on (08) 8226 8547.

Yours sincerely

Louisa Halliday MANAGER PLANNING AND EVALUATION

On behalf on the Adelaide and Mount Lofty Ranges NRM Board and DEWNR Date: 20/11/2017

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EPA 175-135

Mr Henry Inat Chief Executive Officer Town of Gawler PO Box 130 GAWLER SA 5118

Dear Mr Inat

Town of Gawler - Commercial and Rural Areas Development Plan Amendment

Thank you for providing the Environment Protection Authority (EPA) with the opportunity to comment on the Town of Gawler - Commercial and Rural Areas Development Plan Amendment (DPA).

When reviewing documents such as this DPA, the key interest of the EPA is to ensure that all environmental issues within the scope of the objects of the Environment Protection Act 1993 are identified and considered. The EPA is primarily interested in the potential environmental and human health impacts that would result from any development that may be proposed subsequent to this DPA. At the DPA stage, the EPA works to ensure that appropriate planning policy is included in the development plan to allow proper assessment at the development application stage.

The EPA understands that the DPA proposes rezoning for two separate sites within the Council area; one at Kudla and one in Evanston Gardens. More specifically, the DPA proposes to:

 rezone a small section of land known as 3283 Main North Road, Kudla (CT 6108/58 and CT 6108/56) which is currently located within the ‘Rural Zone’ to ‘Business Zone’ to accommodate commercial development (with an intended future land use and development application comprising of a new car dealership and pre-delivery centre); and

 rezone the parcel of land on the north-western corner of Angle Vale Road and Jack Cooper Drive, Evanston Gardens known as Lot 300 Angle Vale Road (CT 5448/384) which is currently located within the ‘Residential Zone – Policy Area 4 Evanston Gardens / Evanston South / Hillier Residential’ to ‘Business Zone’ to accommodate commercial development (with an intended future land use and development application comprising a petrol filling station and shop).

SITE CONTAMINATION

The DPA investigations identified that a number of potentially contaminating activities (PCAs) have occurred on parts of the affected sites proposed to be rezoned. Commentary in the DPA suggests that further investigations of potential site contamination would occur at the development application stage. In addition, the DPA states that general site contamination policy within the Council Wide section of the Development Plan would be sufficient to assess potential site contamination. It is typically reasonable, in the EPA’s view, to rely on general site contamination provisions within the development plan if there is no evidence of potential site contamination identified at the DPA stage. Analysis of the potential site contamination at the DPA stage provides greater certainty around the planning directions for the site.

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This approach represents not only planning best practice, but should be a critical component of any feasibility study for potential redevelopment of both sites. Although the current version of the Gawler Development Plan includes provisions on Contaminated Land within the Council Wide provisions, the EPA recommends Council incorporate the ‘Hazards’ module from the South Australian Planning Policy Library (version 6), which includes up-to-date policy in relation to site contamination (noting this would be a temporary measure as we transition to the Planning and Design Code).

STORMWATER

The EPA notes the commentary around stormwater in the investigations and the reliance upon the existing policy content in the Business Zone to address stormwater management, particularly for the Evanston Gardens site which has a swale running along the front.

Given stormwater runoff is a significant contributor to declining water quality in Adelaide’s coastal waters, the EPA seeks the inclusion of best practice policy to enable the proper assessment of stormwater quality impacts at the development application stage. This approach is consistent with our recently published position statement on ‘Water quality and the South Australian planning system 2016’ (http://www.epa.sa.gov.au/files/11367_wq_position_statement.pdf).

Although the current version of the Gawler Development Plan includes provisions on stormwater management within the Council Wide provisions and Business Zone, the EPA recommends Council incorporate the ‘Natural Resources’ module from the South Australian Planning Policy Library (version 6), which includes up-to-date policy in relation to WSUD (noting this would be a temporary measure during the transition to the Planning and Design Code).

INTERFACE BETWEEN LAND USES The Kudla site is proposed to be rezoned from Rural to Business Zone and is within close proximity to the land located in the Residential Zone just to the north and to the south east. While the land directly to the north is currently undeveloped, there is the potential for the car dealership (or other commercial uses) to cause noise from truck deliveries, workshops etc that could affect future development.

The Evanston Gardens site is proposed to be rezoned from Residential to Business Zone and is adjacent land located in the Residential Zone, with the likelihood of a petrol filling station and shop being the future land use for the site. The EPA advises that various air and noise quality impacts for an integrated petrol station complex, for example, could include sources such as filling of underground and above ground fuel storage systems, the escape of fumes at individual bowsers, truck and car movements, fuel deliveries and rubbish collection, operation of fuel pumping equipment, refrigeration and air conditioning plant, vehicle wash bays and vacuuming facilities, and fast food/restaurant facilities.

Accordingly, the EPA advises that the ‘Evaluation distances for effective air quality and noise management’ 2016 guideline (which can be found here at www.epa.sa.gov.au/files/12193_eval_distances.pdf) recommends that sensitive receivers (i.e. dwellings) should be located between 50 and 200 metres of a proposed service station (distance is dependent on hours of operation and the type of road it is located on) based on these impacts. The closest existing residential dwelling boundary to the site is approximately 30 metres away.

The DPA investigations also makes reference that a “petrol filling station is an EPA licenced activity”. While a petrol filling station is referred to the EPA for advice pursuant to Schedule 8(10) of the Development Regulations 2008, it is not listed under Schedule 1 of the Environment Protection Act 1993 and therefore does not require a licence to operate pursuant to Part 6, Division 2.

It is also noted that while the current version of the Gawler Development Plan includes a number of interface provisions within the Council Wide provisions and Business Zone, the EPA recommends Council incorporate the ‘Interface Between Land Uses’ module from the South Australian Planning Policy Library (version 6), which includes the most up-to-date policy in relation to interface, noting this would be

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a temporary measure during the transition to the Planning and Design Code.

For further information on this matter, please contact Robert De Zeeuw on 8204 1112 or [email protected].

Yours sincerely

Kym Pryde PRINCIPAL ADVISER, PLANNING POLICY AND PROJECTS

PLANNING AND IMPACT ASSESSMENT

ENVIRONMENT PROTECTION AUTHORITY

Date: 21 November 2017

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GPO BOX 2468 ADELAIDE SA 5001 TELEPHONE: 08 81153 372 ABN: 97 677 077 835

21st November 2017

Chief Executive Officer Town of Gawler PO Box 130 GAWLER SA 5118

Dear Mr Inat

RE: TOWN OF GAWLER COMMERCIAL AND RURAL AREAS DEVELOPMENT PLAN AMENDMENT

Thank you for the opportunity to provide comment on the Town of Gawler Commercial and Rural Areas Development Plan Amendment, with a particular focus on the re zoning of the site located at 3283 Main North Road, Kudla and the site located on the corner of Angel Vale Road and Jack Cooper Drive, Evanston Garden.

The CFS have no objections to your proposed DPA, ask that consideration is given to:

 A bushfire buffer be maintained along the Northern, Western and Southern perimeters of the land to be developed at 3283 Main North Road, Kudla. Buffer zone to be grassland or similar vegetation, cleared of obstructions to allow mechanical slashing in order to reduce the vegetation to a maximum height of 10cms for the duration of the fire danger season.  A bushfire buffer be maintained along the Western perimeter of the land to be developed on the corner of Angel Vale Road and Jack Cooper Drive, Evanston Garden. Buffer zone to be grassland or similar vegetation, cleared of obstructions to allow mechanical slashing in order to reduce the vegetation to a maximum height of 10cms for the duration of the fire danger season.  Fire Fighting street infrastructure (water mains performance, water plugs and hydrant intervals)  Adequate road access for Emergency service vehicles to allow for safe navigation through and around the urban area.

Yours sincerely,

Jason Druwitt Manager Development and Assessment Services Unity

Cc Brenton Hastie

Level 5 60 Waymouth St ADELAIDE SA 5000 T 08 8115 3372 F 08 8463 4234 www.cfs.sa.gov.au TOWN OF GAWLER Page 110 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER ATTACHMENT 9

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Town of Gawler

Commercial and Rural Areas Development Plan Amendment

Summary of Consultation and Proposed Amendments (SCPA) Report

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Table of Contents

Introduction ...... 1 Consultation ...... 1 Consultation Process ...... 1 Public Notification ...... 1 Public and Agency Submissions ...... 1 Public Submissions ...... 1 Agency Submissions ...... 2 Review of Submissions and Public Meeting ...... 3 Additional Matters and Investigations ...... 3 Timeframe Report ...... 3 CEO’s Certification ...... 3 Summary of Recommended Changes to the Amendment following Consultation ...... 3

Attachment A – Summary and Response to Public Submissions ...... 7

Attachment B – Summary and Response to Public Meeting Submissions ...... 19

Attachment C – Summary and Response to Agency Submissions ...... 21

Attachment D – Timeframe Report ...... 26

Attachment E – Schedule 4A Certificate ...... 27

Attachment F – Schedule 4B Certificate ...... 29

Attachment G – Additional Matters and Investigations ...... 31

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Introduction

This report is provided in accordance with Section 25(13) of the Development Act 1993 to identify matters raised during the consultation period and any recommended alterations to the amendment. The report also provides details of the consultation process undertaken by Council.

The SCPA Report should be read in conjunction with the consultation version of the DPA. Where relevant, any new matters arising from the consultation process are contained in this Report.

The Amendment reflects the recommendations of Council contained in this Report.

Consultation Consultation Process

Statutory consultation with agencies and the public was undertaken in accordance with DPA process B2 and in accordance with Section 25(6) of the Development Act 1993; Regulations 10 and 11 of the Development Regulations 2008; and the agreed Statement of Intent.

The following Local Member(s) of Parliament were consulted on the DPA:

(a) Member for Light – Tony Piccolo

(b) Member for Napier – Jon Gee

The response(s) are included within Attachment A.

The consultation period ran from 26 September 2017 to 21 November 2017.

Public Notification

Notices were published in the ‘The Advertiser’ on 26 September 2017, the Government Gazette on 26 September 2017, ‘The Bunyip on 27 September 2017 and the Barossa and Light Herald on 27 September 2017.

The DPA documents were also on display at Council’s service centres and libraries and were made available on Council’s website. A copy of the DPA was forwarded to the Department of Planning and Local Government on 27 September 2017.

Public and Agency Submissions Public Submissions

Three public submissions were received. Key issues raised in the submissions are summarised as follows:

(a) Noting there is a proposal for the development of the site at Kudla for a car dealership and delivery centre the submission notes some of the restrictions placed on this type of land use are onerous and in particular the limits to wall height, the size and number of signs, and the array of ancillary uses (such as the size of offices and a petrol filling station) allowed - some of which may make the overall land use non-complying;

(b) The extent of the area to be rezoned is larger than is required for the proposal;

(c) Notes that there are potentially similarities between a conventional car park and an outdoor motor display area but that there are also significant differences and the policy should contemplate these

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differences, ie the outdoor display area associated with a motor showroom should not be required to include landscaping;

(d) Hours of operation;

(e) Seeking for the use to be listed as Category 1 for public notification purposes;

(f) Seeking for the land use to be included into the structure plan (noting that it does not directly relate to this site;

(g) Seeking to remove the site from the General Bushfire Risk area;

(h) Noting that the DPA suggests a Petrol Filling Station as a specific prospective land use for the site at the corner of Angle Vale Road and Jack Cooper Drive suggests that a such a land use would be more appropriately located in the Neighbourhood Centre Zone located further south east along Angle Vale Road, and that development of a Petrol Filling Station in accord with this DPA could jeopardise the timing of development within the neighbourhood centre;

(i) Suggests that the site on the corner of Angle Vale Road and Jack Cooper Drive is suitable for residential land uses;

(j) Traffic volumes and movements may jeopardise the surrounding road network;

(k) The site on the corner of Angle Vale Road and Jack Cooper Drive should not be rezoned to Business;

(l) There is a 50mm gas main that may be affected by future works including prospective relocation and notes that any works would be required at the applicant’s cost; and

(m) Seeks to be informed of any approvals/applications for further evaluation purposes.

Agency Submissions

Seven responses were received from agencies. Key issues raised in the responses are summarised as follows:

(a) Require additions to the Desired Character within the Business Zone to include reference to retaining existing landscaping; and identify the prospect of contamination;

(b) Require consideration be given to amending the Structure Plan Map Ga/1 (Overlay 1) Enlargement H to show the Kudla site;

(d) Advise that development will need to adequately protect water sources;

(e) Note that some commercial developments will require trade waste permits;

(f) Suggest that consideration be given to including the following modules from the South Australian Planning Policy Library (Version 6)

• Hazards; • Natural Resources; and • Interface between land uses; (g) Suggest that a bushfire buffer be maintained to the boundaries of the sites, roads enable access by fire fighting vehicles and appropriate fire-fighting water supply is provided.

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A report on each submission (summary, comments, and action taken in response to each submission) is included in Attachment A.

Review of Submissions and Public Meeting

Copies of all submissions were made available for public review from 26 September 2017 to 30 November 2017 on the Council website and at the Council offices.

Two submitters have requested to be heard, and therefore a public meeting was held on 30 November 2017. A copy of the proceedings and a summary of verbal submissions made at the public meeting are included in Attachment B.

Additional Matters and Investigations

The following additional matters were identified, and the following investigations conducted during the consultation process:

(a) Additional analysis of access arrangements that may result from the development of a typical Petrol Filling Station on the land at Evanston Gardens to further demonstrate for DPTI (traffic) the suitability of the prospective land use with the surrounding road network.

A copy of additional investigations and documents is provided in Attachment G

Timeframe Report

A summary of the timeframe of the DPA process relative to the agreed Statement of Intent timetable is located at Attachment D.

The DPA has proceeded in accordance with the agreed timetable.

CEO’s Certification

The consultation process has been conducted and the final amendment prepared in accordance with the requirements of the Act and Regulations as confirmed by the CEO’s Certifications provided in Attachment E (Schedule 4A Certificate) and Attachment F (Schedule 4B Certificate).

Summary of Recommended Changes to the Amendment following Consultation

The following is a summary of the changes recommended to the Amendment following consultation and in response to public submissions and/or agency comments:

(a) Amend Business Zone on the corner of Main North Road and Gordon Road at Kudla to coincide with CT 6108/58.

(b) Amend the Business Zone Desired Character Statement to include immediately after paragraph two the following:

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“The site at the corner of Main North Road and Gordon Road at Kudla has high levels of exposure to passing traffic, and good access. This land provides the opportunity for a major motor showroom and associated ancillary facilities.”

(c) 2.5 Amend the land use activities list in the Desired Character statement to read the following in respect to petrol filling station:

“Petrol Filling Station except on the site on the south-western corner of Main North Road and Gordon/Tiver Road intersection. On the site on the south-western corner of Main North Road and Gordon/Tiver Road intersection vehicle refuelling and recharging is contemplated provided that such facility is small scale, clearly ancillary to the main use of the Motor Showroom and delivery centre and limited to the refuelling of vehicles directly associated with the operation of the site.”

(f) Amend the DPA to add a new PDC 14 as per the following text and renumber the subsequent PDCs.

“PDC 14 Outdoor display areas associated with motor showrooms should be attractively landscaped in a manner that provides amenity whilst enabling an appropriate level of exposure from the street.”

(g) Amend the Desired Character Statement to include a new paragraph after paragraph five to read as follows:

“Where possible existing landscaping should be retained and incorporated into proposals.”

(h) Amend PDC 50 to include the following land uses as Category 1 and Category 2 for public notification purposes respectively.

Category 1 Service Trade Premises Car Dealership Vehicle Distribution Centre Motor Repair Station Motor Showroom

Category 2 Petrol Filling Station

(i) Amend the structure plans Map Ga/1 Overlay 1 Part B and Map Ga/1 Enlargement H to show the business zone.

(j) Amend PDC 34 to include read:

“PDC 34 landscaping should be provided to facilitate amenity, environmental sustainability and buffer the impact of business uses on adjacent areas. Where possible existing mature landscaping should be retained and incorporated into new developments.”

(k) Amend the Desired Character Statement to include a new paragraph after paragraph six to read as follows:

“The site on the corner of Angle Vale Road and Jack Cooper Drive at Evanston Gardens has previously been used as a CFS depot and may contain contaminants. Investigations and any appropriate consequent remediation will need to be undertaken should the site be proposed to be used for a more sensitive land use.”

(l) Amend paragraph five of the Desired Character Statement to read:

“The design, and layout of community access roads; car parking; entry points onto public roads; landscaping; and direction of traffic movements within the Evanston area should be in accordance with the structure shown in Fig B/1.”

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5 TOWN OF GAWLER Page 122 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Name of DPA Development Plan Amendment Attachment A — Summary and Response to Public Submissions

Attachment A – Summary and Response to Public Submissions

Report on each public submission received (including summary, comments and action taken in response)

Sub Name and Address Submission Summary Comment Council Response No.

1. URPS – Marcus Rolfe Submission focuses solely on the Suite - 12 154 Fullarton Road Rose Evanston Gardens site: Park SA 5067 on behalf of Mr Tony Virgara 1.1 In relation to 1.1, 1.2, 1.3, and 1.7 it is No amendment proposed. Land owner originally wished to identify noted that there are previous plans to a section of his land currently being have Angle Vale Road function in part rezoned through the Evanston Gardens as a high street/main street, focussed DPA for a Petrol Filling Station however around the Neighbourhood (Evanston was discouraged at the time and is now Gardens) centre zone. To this end a disappointed to see Council pursuing petrol filling station located within the this avenue on their land. neighbourhood centre zone is not necessarily inappropriate Noting that 1.2 petrol filling stations do frequently occur The location of a petrol filling station adjacent residential areas. adjacent to the neighbourhood centre is supported by the current Notwithstanding that this land use may Neighbourhood Centre (Evanston be appropriate on other sites within the Gardens) Zone Concept Plan Figure area, (and noting the concept plan is NCe(EG)/1. This Concept Plan which shows that a petrol filling station indicates the location of a “Future on land outside the centre zone is Petrol Filling Station/Service Trade foreshadowed in the general vicinity) Premises” on the Angle Vale Road the site in Evanston gardens that is the frontage of the representor’s land, not subject of this rezoning proposal is on the Council land which does not considered highly suitable for a petrol appear on the Concept Plan. filling station for the following reasons:

1.3 • The site is right on the A petrol filling station on the intersection of two key roads representor’s land accords with and thus has superior objectives for the Evanston Gardens exposure; and Neighbourhood Centre which seek to: • The site is not particularly • provide a range of shopping, suitable for residential community, business and development for the reasons recreational facilities for the as are set out in the

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surrounding neighbourhood; investigations in that is has and identified possible contamination from former • make the centre the main land uses and its location and focus for business and characteristics (as a corner community life in the area and site that is a relatively shallow provide for the more frequently triangular shape) is almost and regularly recurring needs certain to result in back or side of the community. fences of residential properties lining the streetscape (and/or 1.4 awkward shaped residential Commentary in relation to a Petrol lots) that will reduce the Filling Station being considered as a aesthetics of the area and not low impact commercial land use is contribute to the high street considered arguable. feel of Angle Vale Road; and • Its location in the future is 1.5 considered likely to The proposed location does not provide supplement and support the convenient access for residents and neighbourhood centre by could result in increased safety risk for placing an essential service residents wishing to access the site type land use in close from the existing residential area. proximity to the centre without necessarily having a petrol 1.6 filling station located amidst The submission considers the future retail development, the proposed use of the Council’s site for a school and other community petrol filling station is far less than facilities; and optimal in terms of traffic management, • It is right at the extremity of with better traffic management the future residential zone and outcomes able to be more readily by virtue of its shape and road achieved by locating such a facility on frontages will thus be the representor’s land. potentially abutted directly by residential development on 1.7 only one side. Disagrees with commentary suggesting “that the site it is not desirable for In relation to 1.4 it is acknowledged that residential development, as it is located petrol fillings stations do need to be on the intersection and that there is managed to interfaces with residential likely to be a desire to turn any development (this would be a similar residential development inward, thus situation if located on the representor’s presenting back and side fences to the land), however, it is a land use that roads which would greatly diminish the routinely occurs adjacent to residential Streetscape appeal.” areas and thus there are well established management practices to

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It is noted that Council did not accept ensure that the potential impacts i.e. this view in relation to the adjoining odour, traffic, servicing, light overspill land owned by the representor with and noise can be managed such that Council inserting policies in the they have a low impact. Evanston Gardens DPA that require housing directly adjacent Jack Cooper In relation to 1.5 and 1.6, extensive Drive and Angle Vale Road to front traffic management analysis and these roads and be enhanced through consultation with DPTI (Transport) has street design and complementary road been undertaken specifically in respect side planting. to the prospect of a petrol filling station on this site. This demonstrates that a 1.8 typical modern petrol filling station can Representor requests that planning be accommodated on the site with policies be amended to indicate that the various access arrangements, as would preferred location in Evanston Gardens be required of any land use on this site, for a petrol filling station and associated in a manner that will not impair the small convenience retailing is on the surrounding road network including any Angle Vale Road frontage of the future upgrading opportunities. representors land. In relation to 1.8 this is noted, however, This could either occur through a it is a matter beyond the scope of this rezoning of portion of that land to DPA. Business Zone or by amending the Residential Zone policies being In relation to 1.9 and the request that introduced over the representors land this site not be rezoned Business, it is in the Evanston Gardens DPA to refer considered that for all of the above to this preferred location (i.e. in the reasons the site is suitable for business Desired Character statement for the land uses including a petrol filling Evanston Gardens/Evanston station and that reasons of South/Hillier Residential Policy Area 4 commerciality are not strong planning and potentially also via an associated grounds upon which to limit the supply Principle of Development Control). of appropriately zoned land.

1.9 Submits that the Business Zone be For all of the reasons set out above it is deleted from the site at the corner of considered that the site is appropriate Angle Vale Road and Jack Cooper for a Business zoning. Drive, Evanston Gardens.

2. URPS – Grazio Maiorano 2.1 a. Noted 2.1 No specific consideration required. Suite - 12 154 Fullarton Road Rose In general supportive of the DPA and Park SA 5067 look forward to it being approved by Council prior to mid December 2017.

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On behalf of the Peter Kittle Motor 2.2 Company Peter Kittle Motor Company seeks 2.2 Whilst the site is appropriate for 2.2 Amend the application of the rezoning of the allotment contained rezoning for business purposes Business Zone at the corner of Main within Certificate of Title Volume 6108 particularly given its historic use and North Road and Gordon Road at Kudla Folio 58 only. The section of Renewal location opposite other commercial type to apply only to CT6108/58. SA land which was originally land uses providing a gateway from the anticipated to be purchased by the rural area to the township it is Peter Kittle Motor Company upon nonetheless considered sensible to rezoning is no longer being pursued. limit the zone to the extent suggested The 1.63 hectare allotment is of a size by the representation. that can accommodate all the original uses, including a vehicle delivery centre and dealership facility. The site will continue to provide significant job creating opportunities for the region.

2.3 The Peter Kittle Motor Company wish In relation to 2.3 this change is 2.3 Amend the Business Zone Desired to see the following paragraph included potentially a precursor to numerous Character Statement to include into the Business Zone’s Desired amendments sought. immediately after paragraph two the Character Statement: following: In general terms it is considered that “The zone includes land on the south- the Desired Character should deal with “The site at the corner of Main North western corner of Main North Road and the key desired Character issues. To Road and Gordon Road at Kudla has Gordon/Tiver Roads intersection, this end it is considered appropriate high levels of exposure to passing Kudla. This land will be developed for that some further distinction is made traffic, and good access. This land an integrated car dealership and between the original Business Zone provides the opportunity for a major delivery centre, potentially operating 24 area and the site at Kudla, given its motor showroom and associated hours, 7 days a week. The different nature. It is not considered ancillary facilities.” development will incorporate a number necessary however, to include details of integrated activities, including of hours of operation, or each prominent vehicle display areas, motor prospective sub land use or signage, repair station, carwash facility, petrol over and above that which applies filling station (including for more generically. This will assist with electric/hydrogen) for dealership and logic but also retains some consistency customer vehicles, any ancillary offices in the form of the statement. (i.e. vehicle loan agent) and subsidiary retail area. The development will include high quality freestanding advertisement displays.”

2.4

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The Peter Kittle Motor Company In respect to 2.4 PDC 23 is a deliberate 2.4 No amendment proposed. supports PDC 23 but requests that the amendment to acknowledge that the DFC should be amended to reflect this floor plate of a motor showroom may be as well. The submission advises that it larger than other floorplates typical of is likely that a facility will seek to the area. develop a 2000-3000 square metre facility. The group has stated that this is Item (h) in the Desired Character is not unreasonable as the site is in consistent with the exemption provided excess of 1.5 hectares. in PDC 23.

It is not considered that any further changes are required to Desired Character as the issue is addressed in the draft DPA for consultation.

2.5 The Peter Kittle Group is concerned In relation to 2.5 it is considered that 2.5 Amend the land use activities list in that the fuelling of vehicles associated refuelling of vehicles in the course of the Desired Character statement to with the vehicle dealership and delivery operating a motor showroom is a read the following in respect to petrol centre may be captured by the petrol legitimate ancillary land use. filling station: filling station definition, which in the copy of the DPA which was released To allay this concern it is proposed to “Petrol Filling Station except on the site for public consultation is prohibited. To amend the desired character statement on the south-western corner of Main ensure greater clarity to all parties, it is to reference the legitimacy of an North Road and Gordon/Tiver Road recommended that that an exclusion is ancillary refuelling facility whilst intersection. On the site on the south- incorporated into planning policy that discouraging a stand alone, or full western corner of Main North Road and allows a petrol filling station to be petrol filling station. Gordon/Tiver Road intersection vehicle permitted on the site for the purposes refuelling and recharging is of fuelling (including for contemplated provided that such facility electric/hydrogen) dealership and is small scale, clearly ancillary to the customer vehicles. main use of the motor Showroom and delivery centre and limited to the refuelling of vehicles directly associated with the operation of the site.

2.6 There is some concern with Principle of In relation to 2.6 it is questionable as to 2.6 Amend the DPA to add a new PDC Development Control 13 of the whether or not an authority would seek 14 as per the following text and Business Zone which seeks to classify the outdoor showroom area renumber the subsequent PDCs.

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appropriate landscaping to reduce the as a car park, however the concern is visual impact of car parking areas. The noted. “PDC 14 Outdoor display areas Peter Kittle Motor Company has stated associated with motor showrooms that in the past it has had issues with It is proposed to add a new PDC to should be attractively landscaped in a planning authorities classifying vehicle specifically address this matter. manner that provides amenity whilst display areas as car parking areas, if enabling an appropriate level of this were to be the case this Principle of exposure from the street.” Development Control could be problematic as the group does not wish to screen its merchandise. The Peter Kittle Group wishes to see this Principle of Development Control amended as follows:

2.7 The Peter Kittle group has suggested 2.7 PDC 19 is a policy that applies to 2.7 No amendment proposed that Principle of Development Control the Business Zone generally and is 19 which seeks to address hours of considered reasonable. It is an operating and associated noise levels advisory Principle and of itself does not are outdated. The group is suggesting preclude 24/7 operation which in such a that parts of the dealership (Motor zone is a matter more appropriately Repair Station / Vehicle Delivery considered at the Development Centre) may need to operate 24 hours Application assessment stage. The a day 7 days a week. The group is design techniques are only one way of recommending that the Principle of satisfying the principle, an acoustic Development Control is removed. report could also satisfy this provision.

In the broader context this Development Plan has not been converted to the current standard module format and includes a number of design techniques in other sections. As a wider matter of consistency and format it is now considered this is best addressed as part of the transition to the Planning and Design Code.

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2.8 Concerns relating to Principle of Development Control 32 of the In relation to 2.8 this is an advisory 2.8 No amendment proposed Business Zone which seeks to restrict Principle that was included into the wall heights to 9 metres. The Peter DPA to specifically enable higher Kittle Group has argued that the buildings outside the area shown Fig restriction is impractical for modern B/1. This PDC specifically dealerships. The anticipated building contemplates development of in the setback from Main North Road is likely order of 30% higher than elsewhere in to be approximately 20 metres the zone. The PDC provides a test as measured from the allotment boundary to the appropriateness of the locality and approximately 40 metres from the and, as such if justification is provided carriageway. The proposed as to why this can be exceeded, and development’s building height will the provisions of the Development Plan incorporate a number of varying met on balance then approval for a features, but at its highest point is likely taller wall height would be possible. to have a height of approximately 11 metres from finished floor level.

It is recommended that PDC 32 be amended as follows to delete reference to the 9 metre height: “In all other areas, the wall height and roof pitch should be appropriate to the locality and the intent of the desired character of the zone.”

2.9 This representation has raised a number of concerns relating to Principle of Development Control 40 which pertains to Outdoor Advertising. The In relation to 2.9 the Council has 2.9 No amendment proposed. group suggests that the12 design historically used its Development Plan techniques within Table Ga/4 are to enable it to carefully manage signs. outdated and not required as they At this time it does not wish to make a replicate enforceable Objectives and policy amendment with respect to Principles of Development Control signage for either one zone or more already in place within Council’s wholesale. Development Plan. The Group recommend that Principle of Development Control 40 remain but the design techniques be deleted.

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In relation to Table Ga/4 the Peter Kittle Group has concerns with the restrictions in respect to: • number of signs; • height of signs; and • face area limitations.

Number of Signs Restricting advertisement displays to a maximum of two for the total site is unnecessary and impractical within this particular Business Zone. The site can appropriately accommodate a total of four freestanding signs in addition to significantly smaller directional entry signage. On average on the Main North Road frontage, this would result in a freestanding sign 100 metres apart. Having regard to the quality of the proposed signage and the site’s frontage, such sign locations will not result in any detrimental impact on the locality.

Height of Signs With respect to heights of free-standing signs, it is recommended that this should be increased to 6.8 metres to match standard signage available from Peter Kittle Motor Company vehicle suppliers.

Face Area Limitations Table Ga/4 restricts the face of freestanding signs to 5 square metres. We consider this to be inappropriate and unnecessary given the proposed high-quality signage required by the dealership supplier. The dealership’s proposed Toyota sign has a sign face area of approximately 11.5 square metres per face.

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The Peter Kittle Motor Group makes the recommendation that Table Ga/4 as it relates to pylon or freestanding signs on the Peter Kittle Motor Company site be amended as follows:

“Pylon or freestanding signs on the south-western corner of the Main North Road and Gordon/Tiver Road intersection should: (a) accommodate no more than 4 signs (not including significantly smaller directional signs); (b) have a maximum sign height of 6.8 metres; (c) have a maximum sign face area of 12 square metres per face, per sign.

2.10 The Peter Kittle Motor Company recommend that the Business Zone’s non-complying list is updated as follows: 2.10 It is noted that the respondent 2.10 No amendment proposed. suggests that in the future greater office Office – Amend the non-complying space may be required and seeks to trigger to provide certainty: have the land use of office excluded from the non-complying trigger within “Office (excluding on the site on the this section of the zone. Historically south-western corner of the Main North this zone has specifically not Road and Gordon/Tiver Road contemplated major office uses. It is intersection) other than an office considered this is a fundamental shift in ancillary to a desired use including any the positioning of the zone and that expansion, addition, alteration or the notwithstanding this request that at this like, where resultant floor area does not time the triggers remain unchanged. exceed 250 square metres.” The proposed amendments resulting Petrol Filling Station – The argument from item 2.5 above are considered to put forward by the Peter Kittle Group is adequately address the Petrol Filling that they are not seeking to establish a Station matter. third party retail petrol filling station however wish to store fuel for its dealership and customers and do not want the open definition of petrol filling

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station to potentially affect their application.

The Peter Kittle Motor Company recommend the following amendment to the petrol filling station’s non- complying trigger:

2.11 The DPA suggests to list service trade premises, car dealership, vehicle distribution centre, motor repair station In relation to item 2.11 it is considered 2.11 Amend PDC 50 to include the and motor showrooms as Category 2 reasonable to list contemplated land following land uses as Category 1 for forms of development for the purposes uses within the zone as Category 1. It public notification purposes. of public notification. is intended that Petrol Filling station remain Category 2 for the purposes of Service Trade Premises The Peter Kittle Motor Company Group public notification. Car Dealership wish to see these uses designated as Vehicle Distribution Centre Category 1 forms of development, for Motor Repair Station the following reasons: Motor Showroom • These are all envisaged land uses within the Business 2.11 Amend PDC 50 to include the Zone. following land uses as Category 2 for • The extensive area of the site public notification purposes. will result in minimal impacts (if any at all) on neighbours. Petrol Filling Station • The site is relatively isolated by Main North Road to the east, Tiver/Gordon Road to the north and primary production land to the south and west. • The proposed DPA policies (as amended) provide the 16 TOWN OF GAWLER Page 132 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Name of DPA Development Plan Amendment Attachment A — Summary and Response to Public Submissions

planning authority with sufficient policy guidance to manage interface issues (if they arise). • The public notification period within this particular context is unnecessary and adds additional costs and delays to the development application process.

2.12 The Peter Kittle group produced a revised Structure Plan (Map Ga/1 Overlay 1 Part B) to better recognise the new Business Zone. 2.12 and 2.13 It is proposed to amend 2.13 the structure plans to show the The Peter Kittle group produced a Business zone. revised Structure Plan (Map Ga/1 Overlay 1 Enlargement H) to better recognise the new Business Zone. 2.12 and 2.13 Amend the structure plans (Map Ga/1 Overlay 1 Part B) and (Map Ga/1 Overlay 1 Enlargement H) to show the Business Zone. 2.14 The group wish to see the Peter Kittle Motor Company site removed the from the General Bushfire Risk area – Bushfire Protection Area Figure Ga(BPA)/3. Given the location of this site remains surrounded by land in Rural Zoning it is not proposed to remove this site from the General Bushfire Risk Area. The CFS suggests a buffer be provided to boundaries of the site, however it is 2.14 No amendment is proposed. considered that this matter can be adequately addressed via existing policy.

3. APA Group 3.1 Notes that there is a 50mm gas This concern is noted. Gas 3.1 No amendment is proposed. main that may require relocation as a infrastructure is noted on the structure result of any development of the site at plan.

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the corner of Angle Vale Road and Jack Cooper Drive. Would like to be notified of any further evaluation processes.

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Attachment B – Summary and Response to Public Meeting Submissions

Two representors requested to be heard, and therefore a public meeting was held on 30 November 2017.

Sub Name of Respondent Summary of Verbal Submission/Issues Raised Council Response No.

1. URPS and Mr Tom Kelly on behalf of Peter Kittle The verbal submission supported the written Motor Company submission. The issues addressed at the hearing were as follows:

1.1 stressed that a car dealership and vehicle 1.1 Noted. This is the presumption of the policy. distribution centre will be the fundamental land use and all other uses proposed will be ancillary to this.

1.2 Concern that an electric/hydrogen filling area 1.2 The issue of a petrol filling station is noted. It is could be defined as a Petrol Station under the considered that the amendments proposed to the Regulations and complicate a future DA. Desired Character Statement adequately cover this matter.

1.3 Renewal SA land is no longer required to be a 1.3 Noted. It is considered that the amendments part of the DPA. proposed adequately cover this matter.

1.4 The PKMC is very keen to have the flexibility to 1.4 Noted. This matter is considered to be operate 24/7. The argument is that there are already adequately covered in policy, and a determination on policies in place which the company would have to the hours of operation can be made at the stage of abide by in terms of noise, light etc. and anything the assessment of any application. which seeks to further control hours of operation etc. would be excessive. There is the prospect that over time the operation may seek to operate 7 days a week between the hours of 7am-11pm.

1.5 A 9m building height limit too low. 1.5 Noted. If an application is made that shows a building height of greater than that described in the metrics of the policy it is open to the Authority as part of its assessment of an application to approve a building that is higher that the 9m suggested.

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1.6 A 5m sign height limit too low. 1.6 Noted. The Council has made a conscious decision that it does not wish to open this broad matter of policy at this time. However, if an application is made that shows alternative signs it is open to the Authority as part of its assessment of the application to approve more or larger signs.

1.7 The majority of the land uses listed in Category 2 1.7 Noted. It is considered that the proposed should be Category 1. amendment to include most of the suggested land uses as Category 1 for public notification purposes adequately covers this matter.

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Attachment C – Summary and Response to Agency Submissions

Sub Agency name/Address/ Submission Summary Comment Council Response No. Contact Person

1 EPA 1.1 Site contamination In relation to each of these issues 1.1, 1.1, 1.2 and 1.3 No amendments proposed. Recognizes that there is the prospect 1.2 and 1.3 given the existing policy for site contamination based on suite in the Development Plan is historic land uses. The EPA further considered to adequately address acknowledges that the Development these issues, and this Development Plan currently includes general Plan is not a converted Plan, and the provisions addressing contaminated transition to the Planning and Design land. Nonetheless it recommends Code has commenced that at this that consideration be given to stage it is not planned to include new including the Hazards module from modules. the South Australian Planning Policy Library (Version 6) as the most up to In the event one or other of the above date policy noting this would be a circumstances did not exist then it temporary measure as transition to would be considered appropriate to the Planning and Design Code include these modules. occurs. It is also worth noting that through the Evanston Gardens DPA the Interface 1.2 Stormwater between land uses module will be Notes that stormwater runoff is a inserted into the Development Plan. significant contributor to declining water quality in Adelaide’s coastal waters but recognises that the Development Plan does currently include provisions to deal with stormwater. Nonetheless it recommends that consideration be given to including the Natural Resources module from the South Australian Planning Policy Library (Version 6) as the most up to date policy noting this would be a temporary measure as transition to the Planning and Design Code occurs.

1.3 Interface between land uses

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Acknowledges that the Kudla site is in the vicinity of land located within the residential zone and that the Evanston Gardens site if developed with a petrol filling station has the potential for the need to manage air and noise interface matters. It also recognises that there are existing policies within the Development Plan to assess interface management. Nonetheless it recommends that consideration be given to including the Interface between Land Uses module from the South Australian Planning Policy Library (Version 6) as the most up to date policy noting this would be a temporary measure as transition to the Planning and Design Code occurs.

2 DPTI (excluding TSD) 2.1 Desired Character Statement In relation to 2.1, 2.2 and 2.3 the 2.1 Amend the Desired Character Statement to Requires the Desired Character comments regarding the Desired include a new paragraph after paragraph four to Statement to be amended and PDC Character statement are noted and read as follows: 34 reviewed to include policy to amendments will be made. ensure existing landscaping is “Where possible existing landscaping should be retained. In relation to 2.4 the map will be retained and incorporated into proposals.” amended. For consistency it is also 2.2 Require the Desired Character proposed to amend (Map Ga/1 Amend PDC 34 to include read: Statement to be amended to include Overlay 1 Part B). “PDC 34 landscaping should be provided to reference to the potential for facilitate amenity, environmental sustainability contamination of the Evanston and buffer the impact of business uses on Garden site. adjacent areas. Where possible existing mature landscaping should be retained and 2.3 Require the Desired Character incorporated into new developments.” Statement to be amended reflect that the reference in paragraph five is only 2.2 Amend the Desired Character Statement to to land within Evanston. include a new paragraph after paragraph six to read as follows: 2.4 Require map Ga/1 (Overlay 1) Enlargement H to be amended to “The site on the corner of Angle Vale Road and reflect the Kudla site as Business. Jack Cooper Drive at Evanston Gardens has previously been used as a CFS depot and may

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contain contaminants. Investigations and any appropriate consequent remediation will need to be undertaken should the site be proposed to be used for a more sensitive land use.”

2.3 Amend paragraph five of the Desired Character Statement to read:

2.4 Amend the structure plan (Map Ga/1 Overlay 1 Enlargement H) to show the Business Zone. For consistency also amend (Map Ga/1 Overlay 1 Part B).

3 SA Water 3.1 SA Water Planning 3.1 Noted 3.1, 32, 3.3 and 3.4 No amendments proposed. Will include information contained in the DPA into future planning processes

3.2 Protection of Source water 3.2 Noted. Much of this is generic Notes that a number of conditions will and will either be dealt with at the apply to the development of the land stage of an application or is within the DPA ie landfill outside covered by existing policy. No water protection zones and to have changes required to the DPA leachate collection facilities; effluent disposal systems to be located to prevent contamination; industry to be located in appropriate locations with safeguards, minimise erosion, not obstruct a watercourse; and notes the powers of the Natural Resources Management Act 2004 and the Environment Protection Act 1993.

3.3 Provision of Infrastructure 3.3 Augmentation charges are a standard method of addressing

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Notes there is likely to be an water infrastructure and require augmentation charge payable. no amendment.

3.4 Trade Waste Discharge 3.4 Trade waste discharge Agreements. agreements are more appropriately addressed at the development application or development stage. No changes are required to the DPA.

4 Natural Resources Adelaide and No comment Noted No action required. Mt Lofty Ranges

5 CFS 5.1 Bushfire Buffer Kudla In respect to items 5.1 and 5.3 and In relation to 5.1, 5.2, 5.3 and 5.4 no Recommend buffers for bushfire 5.4 the Kudla site abuts rural land to amendments are proposed. purposes to be maintained along the the south and west. To the north and northern, western and southern east, Gordon Road and Main North perimeter of the site. Road respectively provide buffers. Land to the north is excluded from the 5.2 Bushfire Buffer Evanston general Bushfire Risk area. The Gardens Kudla site itself remains in the Recommend buffers for bushfire General Bushfire area and thus the purposes to be maintained along the, provisions of the Development Plan western perimeter of the site. pertaining to bushfire protection of development apply in any 5.3 Fire Fighting Infrastructure assessment. It is not planned to Suggest firefighting infrastructure is in remove the site from this designation place. given it does abut rural land that is zoned for rural purposes. 5.4 Safe access The site has been assessed in terms Require safe road access. of water supply and has access to reticulated water from Gordon Road. Firefighting access can be provided via fully formed sealed roads. It is considered that from a policy perspective the Development Plan is adequate in this regard.

In respect to items 5.2, 5.3 and 5.4 the Evanston Gardens site currently

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abuts land zoned deferred urban. That land is located within the General Bushfire risk area but is expected to be removed from this designation upon the successful completion of a rezoning proposal running concurrent with this DPA. The Evanston Gardens site has a connection to a reticulated water supply via Angel Vale Road. Currently a 40mm connection is available and SA Water has advised that this could be upgraded to 50mm if required. Furthermore, more there is a 150mm main in Coventry Road and Osborne Street that can be accessed to provide a fire service should that be required.

In relation to 5.1, 5.2, 5.3 and 5.4 it is considered that the Development Plan currently adequately addresses these matters.

6 Light Regional Council No comment Noted No action required

7 Office for Design and Architecture No comment Noted No action required

25 TOWN OF GAWLER Page 141 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Title Development Plan Amendment Attachment D — SCPA Timeframe Report: Process B – without consultation approval / 1 Step

Attachment D – Timeframe Report

SCPA Timeframe Report: Process B – without consultation approval / 1 Step

The SOI was agreed by the Minister and Council on 13 September 2017 Key steps Period agreed to in SOI Actual time taken Reason for difference (if applicable)

Investigations conducted 4 weeks SOI agreed 13 September 2017 and DPA prepared and public notification occurred 26 September 2017.

Agency and public 8 weeks 26 September to 21 November consultation period (report on any delays incurred by agencies

Public Hearing held, 3 weeks Consultation closed 21 submissions summarised November 2017 and public and DPA amended in hearing held on 30 November (9 accordance with Council’s days) and Council endorsement assessment of 12 December 2017 (12 days) submissions. Summary of totals 21 days or three weeks. Consultations and Proposed Amendments submitted to Minister for approval.

26 TOWN OF GAWLER Page 142 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Name of DPA Development Plan Amendment Attachment E — Schedule 4A Certificate

Attachment E – Schedule 4A Certificate

Schedule 4A—Certificate—section 25(10)

Certificate of chief executive officer that a Development Plan Amendment (DPA) is suitable for purposes of public consultation

Henry Inat, as Chief Executive Officer of Town of Gawler, certify that the Statement of Investigations, accompanying this DPA, sets out the extent to which the proposed amendment or amendments—

(a) accord with the Statement of Intent (as agreed between the Council and the Minister under section 25(1) of the Act) and, in particular, all of the items set out in regulation 9 of the Development Regulations 2008; and

(b) accord with the Planning Strategy, on the basis that each relevant provision of the Planning Strategy that relates to the amendment or amendments has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the Statement of Investigation; and

(c) accord with the other parts of the Development Plan (being those parts not affected by the amendment or amendments); and

(d) complement the policies in the Development Plans for adjoining areas; and

(e) satisfy the other matters (if any) prescribed under section 25(10)(e) of the Development Act 1993.

The following person or persons have provided advice to the Council for the purposes of section 25(4) of the Act:

Mr Ryan Viney MPIA;

Ms Helen Dyer R FPIA

Date:

......

Chief Executive Officer

27 TOWN OF GAWLER Page 143 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Name of DPA Development Plan Amendment Attachment F — Schedule 4B Certificate

Attachment F – Schedule 4B Certificate

Schedule 4B—Certificate—section 25(14)(b)

Certificate of chief executive officer that an amendment to a Development Plan is suitable for approval

I, Henry Inat, as Chief Executive Officer of Town of Gawler, certify, in relation to the proposed amendment or amendments to Gawler (CT) Development Plan as last consolidated on 28 April 2016, referred to in the report accompanying this certificate—

(a) that the Council has complied with the requirements of section 25 of the Development Act 1993 and that the amendment or amendments are in a correct and appropriate form; and

(b) in relation to any alteration to the amendment or amendments recommended by the Council in its report under section 25(13)(a) of the Act, that the amendment or amendments (as altered)—

(i) accord with the Planning Strategy, on the basis that each relevant provision of the Planning Strategy that relates to the amendment or amendments has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the report of the Council; and

(ii) accord with the other parts of the Development Plan (being those parts not affected by the amendment or amendments); and

(iii) complement the policies in the Development Plans for adjoining areas; and

(iv) satisfy the other matters (if any) prescribed under section 25(14)(b)(ii) of the Development Act 1993; and

(c) that the report by the Council sets out a comprehensive statement of the reasons for any failure to complying with any time set for any relevant step under section 25 of the Act; and

(d) that the following person or persons have provided professional advice to the Council for the purposes of section 25(13)(a) of the Act:

Mr Ryan Viney MPIA;

Ms Helen Dyer R FPIA

Date:

......

29 TOWN OF GAWLER Page 144 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Title Development Plan Amendment Attachment f — Schedule 4B Certificate

Chief Executive Officer

TOWN OF GAWLER Page 145 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Council Name Title Development Plan Amendment Attachment G – Additional Matters and Investigations

Attachment G – Additional Matters and Investigations

To be inserted if received from agency

31 TOWN OF GAWLER Page 146 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER ATTACHMENT 12

Gawler (CT)

Commercial and Rural Areas Development Plan Amendment

Explanatory Statement and Analysis

For Approval (December 2017)

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Table of Contents

Have Your Say 1

Explanatory Statement 2

Introduction ...... 2 Need for the amendment ...... 2 Statement of Intent ...... 4 Affected area ...... 4 Summary of proposed policy changes...... 5 Legal requirements ...... 5 Consultation ...... 5 The final stage ...... 6

Analysis 7

1. Background ...... 7 2. The strategic context and policy directions ...... 7 2.1 Consistency with South Australia’s Strategic Plan ...... 7 2.2 Consistency with the Planning Strategy ...... 8 2.2.1 The 30 Year Plan for Greater Adelaide (2017 update) ...... 8 2.3 Consistency with other key strategic policy documents ...... 8 2.3.1 Council’s Strategic Directions Report ...... 8 2.3.4 Infrastructure planning ...... 9 2.3.5 Current Ministerial and Council DPAs ...... 10 2.3.6 Existing Ministerial Policy ...... 10 3. Investigations ...... 11 3.1 Investigations undertaken prior to the SOI ...... 11 3.2 Investigations undertaken to inform this DPA ...... 11 4. Recommended Policy Changes ...... 29 5. Consistency with the Residential Code ...... 30 6. Statement of Statutory Compliance ...... 31 6.1 Accords with the Planning Strategy ...... 31 6.2 Accords with the Statement of Intent ...... 31 6.3 Accords with other parts of the Development Plan ...... 31 6.4 Complements the policies in the Development Plans for adjoining areas ...... 31

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6.5 Accords with relevant infrastructure planning ...... 32

References/Bibliography 33

Schedule 4a Certificate 34

Appendices 35

Appendix 1 – Civil Services Report ...... 35 Appendix 2 – Traffic Impact Assessment ...... 36 The Amendment ...... 37

Development Plan Amendment Instructions Table 38

Attachment A ...... 41 Attachment B ...... 58 Attachment C ...... 65 Attachment D ...... 67 Attachment E ...... 69 Attachment F ...... 71

Attachment G……………………………………………………………………………………………………….73

ii TOWN OF GAWLER Page 150 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Commercial and Rural Areas Development Plan Amendment Gawler (CT) Have Your Say

Have Your Say

This Development Plan Amendment (DPA) will be available for inspection by the public at the Customer Service Centre located at 43 High Street Gawler East and the Evanston Gardens Branch Library located at 65 Angle Vale Road, Evanston Gardens from 26 September 2017 until 21 November 2017. During this time anyone may make a written submission about any of the changes the DPA is proposing.

Submissions should be marked “Commercial and Rural Areas DPA – Submission” and addressed to the Chief Executive Officer and sent either via mail to Town of Gawler, PO Box 130, Gawler, SA, 5118, or email to [email protected]

Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held.

If requested, a meeting will be held on 30 November 2017 at 7pm, at the Gawler Administration Centre, 43 High Street Gawler East.

1 TOWN OF GAWLER Page 151 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Commercial and Rural Areas Development Plan Amendment Gawler (CT) Explanatory Statement

Explanatory Statement

Introduction

The Development Act 1993 provides the legislative framework for undertaking amendments to a Development Plan. The Development Act 1993 allows either the relevant council or, under prescribed circumstances, the Minister responsible for the administration of the Development Act 1993 (the Minister), to amend a Development Plan.

Before amending a Development Plan, a council must first reach agreement with the Minister regarding the range of issues the amendment will address. This is called a Statement of Intent. Once the Statement of Intent is agreed to, a Development Plan Amendment (DPA) (this document) is written, which explains what policy changes are being proposed and why, and how the amendment process will be conducted.

A DPA may include: 1. An Explanatory Statement (this section) 2. Analysis, which may include: a. Background information b. Investigations c. Recommended policy changes d. Statement of statutory compliance 3. References/Bibliography 4. Certification by Council’s Chief Executive Officer 5. Appendices 6. The Amendment.

Need for the amendment

The land under consideration for rezoning as part of this DPA process is the site on the south-western corner of Main North and Gordon Roads at Kudla, (CT 6108/58 and a portion of CT 6108/56) (the Kudla site) and the site on the south-western corner of the intersection of Angle Vale Road and Jack Cooper Drive (CT5448/384) (the Evanston Gardens site).

The Peter Kittle Motor Company has expressed a strong desire to use the site at the corner of Main North and Gordon Roads for a car dealership and delivery centre to service the northern Adelaide population. As Adelaide continues to grow, the geographic centre of the City has commensurately moved north of the CBD, requiring additional services and facilities in the area.

The site has a history of commercial use and most recently was disposed of as a garden centre and supply outlet. Opposite this site to the east of Main North Road, there is another small cluster of commercial land uses including a paving supplier, motorcycles sales, a motor wreckers and sound system supplier. These are accessed off a service road and are within the Rural Zone.

Being located on the major Northern arterial road on the approach into the Town of Gawler, this site has very high levels of exposure and as such is an ideal location for a use such as that proposed by the Peter Kittle Motor Company.

Notwithstanding the previous land use, the current Rural Zone is relatively restrictive as to the types of land uses allowable on the site, with that proposed by the Peter Kittle Motor Company and many like it designated as non-complying.

Council appreciates the need for new job opportunities within the northern region, especially with the closure of the Holden plant and notes that this site is a potential option for the land use proposed (and thus rezoning) given its previously history for commercial uses. Its high exposure location and position on the very edge of the zone noting that to the north (east and west of the land), on the approach in to Gawler, the zone changes

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to Residential and the land uses envisaged turn more urban, means the State’s requirement for increased employment opportunities can be achieved with minimal impact on the amenity of the area.

The Evanston Gardens site is currently within the Residential Zone and particularly Policy Area 4 – Evanston Gardens/Evanston South Residential and is located on the corner of Jack Cooper Drive and Angle Vale Road. It has previously been used by both the Country Fire Services and Council as a depot.

This parcel of land would be difficult to develop for residential land uses due to its size and location, being triangular in shape with extensive frontages along both Angle Vale Road and Jack Cooper Drive, which are arterial roads under the care and control of DPTI.

The draft Evanston Gardens DPA notes that this site is likely to be impacted by traffic noise. Given its elongated road frontage and narrow depth, as a standalone parcel this may well result in the proposed development turning its back on these roads thus providing a street frontage of solid fencing.

It is also possible that this site, even if amalgamated with adjoining land currently zoned deferred urban, will be required for noise attenuation measures for a residential land use. Conversely, the site’s exposure, road frontages and location are all positive attributes for the use of the site as a commercial site which will buffer the residential land behind from noise.

In particular, the site is in close proximity to developing residential areas not well serviced with commercial facilities. In order to access such facilities, residents must cross the by-pass, which forms both a physical and psychological barrier.

Council has identified that this site would be suitably located to accommodate a modern petrol filling station with an associated small shop. This would provide access to petrol and convenience items to these otherwise relatively isolated residents.

To this end, the site could be excised from the Residential zone and changed to a zone that enables a use of the site that supports the neighbourhood and takes advantages of aspects of the site and its locality that would otherwise not be possible.

To this end, this DPA will investigate an appropriate alternative zone to enable commercial development on the two specific sites identified.

3 TOWN OF GAWLER Page 153 of 225 COUNCIL MEETING 12 DECEMBER 2017 ATTACHMENTS UNDER SEPARATE COVER Commercial and Rural Areas Development Plan Amendment Gawler (CT) Statement of Intent

Statement of Intent

The Statement of Intent relating to this DPA was agreed to by the Minister on 13 September 2017.

The issues and investigations agreed to in the Statement of Intent have been undertaken and addressed.

Affected area

The area(s) affected by the proposed DPA is described as follows:

The Kudla site comprises 3283 Main North Road, Kudla (CT6108/58) and a small portion of the adjoining allotment (CT6108/56); and The Evanston Gardens site (CT5448/384) on the corner of Angle Vale Road and Jack Cooper Drive, Evanston Garden within the Residential Zone, Policy Area 4 – Evanston Gardens/Evanston South Residential

The area affected by the proposed DPA is shown on the attached map:

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Summary of proposed policy changes

The DPA proposes the following changes:

Council Wide • No change

Zones and Policy Area • Amend the Business Zone such that it is applicable to the two specific sites without compromising its applicability to the area shown on Fig B/1 and amend the list of non-complying land uses in the Business Zone.

Tables • Amend Table Ga/4 to include specific provisions for Petrol Filling Stations and Showrooms.

Maps • Amend various Development Plan maps to reflect the above proposed changes.

Legal requirements

Prior to the preparation of this DPA, council received advice from a person or persons holding prescribed qualifications pursuant to section 25(4) of the Development Act 1993.

The DPA has assessed the extent to which the proposed amendment:

• accords with the Planning Strategy • accords with the Statement of Intent • accords with other parts of Council’s Development Plan • complements the policies in Development Plans for adjoining areas • accords with relevant infrastructure planning • satisfies the requirements prescribed by the Development Regulations 2008.

Consultation

This DPA is now released for formal agency and public consultation. The following government agencies and organisations are to be formally consulted:

• Department for Communities and Social Inclusion; • Country Fire Service; • Department for Education and Child Development; • Department of Environment, Water and Natural Resources; • Department for Health and Ageing; • Legal Services Commission; • Metropolitan Fire Services; • Department of Planning, Transport and Infrastructure; • Department of the Premier and Cabinet; • Department of Primary Industries and Regions; • Department of the Treasury and Finance; • SAPOL; • Department of State Development; • State Emergency Service; • Environment Protection Authority; • ElectraNet Pty Ltd; • Epic Energy;

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• SA Power Networks; • APA Group; • South East Australia Gas Pty Ltd; • SA Water; • Adelaide and Mount Lofty Ranges NRM Board; • Council; • DPTI (SSD, Planning and Office of the Coordinator General); • SA Water; • Department of Primary Industries; • City of Playford; • Light Regional Council; • Service providers; • RDA Barossa; • Peter Kittle Motor Company; • Member for Light; • Member for Napier; • Barossa Council;

All written and verbal, agency and public submissions made during the consultation phase will be recorded, considered, summarised and responses provided. Subsequent changes to the DPA may occur as a result of this consultation process.

Important Note for Agencies: This DPA includes modules from the State Planning Policy Library.

As the policy library was subject to agency consultation during its development, agencies are requested to comment only on the range and application of the modules selected and not on the actual policy content, except where that policy has been included as a local addition. Agencies are invited to comment on any additional issues (if relevant).

The final stage

When the council has considered the comments received and made any appropriate changes, a report on this (the Summary of consultations and proposed amendments report) will be sent to the Minister.

The Minister will then either approve (with or without changes) or refuse the DPA.

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Analysis

1. Background

The Council has been approached with a request that it consider rezoning the Kudla site from Rural to a zoning that would enable the Peter Kittle Motor Company to establish a car dealership on the site.

Council appreciates the need to provide opportunities for employment, especially with the closure of the nearby Holden vehicle manufacturing plant.

The Kudla site has been used as a commercial property and is located in an area along Main North Road that has a mixture of other commercial land uses including non-rural related uses. The site is also at the extremities of the zone adjacent to both land zoned Residential and Open Space.

Notwithstanding the Council appreciates that this site is suitable for the purposes proposed, it nevertheless values the role the Rural Zone plays as a buffer to the balance of the metropolitan area.

The Council also has identified the Evanston Gardens site for rezoning. Council owns this land which is currently zoned Residential and is located at the intersection of Jack Cooper Drive and Angle Vale Road. It is located in proximity to growth areas that are as yet not well serviced with commercial facilities such as petrol stations and small convenience retail. As the previous land use was a Country Fire Services and Council depot, it is considered that its location and past use make it well suited to development for a low impact commercial land use and that it may be unsuitable for a sensitive use such as residential.

2. The strategic context and policy directions

2.1 Consistency with South Australia’s Strategic Plan

South Australia’s Strategic Plan outlines a medium to long-term vision for the whole of South Australia. It has two important, complementary roles. Firstly, it provides a framework for the activities of the South Australian Government, business and the entire South Australian community. Secondly, it is a means for tracking progress state-wide, with the targets acting as points of reference that can be assessed periodically.

The DPA supports the following targets of South Australia’s Strategic Plan:

South Australia’s Strategic Plan 2011

Strategic Plan Objective/Targets Comment/Response

33 Government Planning Decisions, South Australia By timely review of planning policy, decisions on leads the nation in timely decisions of Development Development Applications should be streamlined. Applications through to 2020.

47 Jobs, increase employment by 2% each year to Although 2016 has passed, job creation and 2016 providing employment opportunities remain a priority for South Australia.

49 Unemployment, maintain equal or lower than the Job creation and providing employment opportunities Australian average to 2020 remain a priority for South Australia.

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2.2 Consistency with the Planning Strategy

The Planning Strategy presents current State Government planning policy for development in South Australia. In particular, it seeks to guide and coordinate State Government activity in the construction and provision of services and infrastructure that influence the development of South Australia. It also indicates directions for future development to the community, the private sector and local government.

The following volumes of the Planning Strategy are relevant to this DPA:

2.2.1 The 30 Year Plan for Greater Adelaide (2017 update)

The DPA supports the policies of the Planning Strategy as follows:

Planning Strategy DPA response

Policy

Design Quality

Health, wellbeing, and inclusion

Policy 47 - Plan future suburbs and regenerate and One site to be rezoned as part of this DPA is being renew existing ones to be healthy neighborhoods rezoned to facilitate small scale business activity. It that include: is likely that this will include a convenience shopping • Access to local shops, community services and opportunity to be located in proximity to housing (and facilities. further housing growth areas) that presently has • Access to fresh food and food services limited access to such a facility.

Economy and Jobs

Policy 56 - Ensure there are suitable land supplies This DPA rezones two strategic sites ‘Business’ to for the retail, commercial and industrial sectors. enable a broader range of land uses including some retail and commercial activities. This is very important in the context of northern Adelaide.

2.3 Consistency with other key strategic policy documents

2.3.1 Council’s Strategic Directions Report

Recommendations from Council’s Strategic Directions (Section 30) Report supporting the proposed DPA are as follows:

This DPA will contribute to a number of the projects in the Council’s Strategic Directions report notably Project 1 – Rural Areas, Project 3 – Growth Management and Project 6 Evanston Gardens.

Whilst this DPA relates only to a portion of each of these larger projects, it nevertheless looks to rezone land to best support the existing and growing community by enabling the provision of additional access to services and facilities. It also looks to locate land uses having regard to the function and nature of transport corridors and optimise key high exposure locations and looks to whether or not specific uses interface appropriately with surrounding areas.

2.3.2 Gawler Community Plan 2014 - 2024 The Gawler Community Plan 2014-2024 is the overarching strategic plan for the Town of Gawler as it moves forward. This Plan establishes the Council’s vision as being:

“A liveable Community – serving today’s community for tomorrow”

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To attain this vision the Plan sets out five goals, each one supported by a number of objectives and strategies. The five goal areas, and the objectives and strategies most directly related to this DPA, are listed below:

• Create a clearly defined township, which is distinctively separate from our neighbouring peri-urban areas; o Development of peri-urban and regional town planning policies that ensure Gawler’s built form provides a sense of distinction from metropolitan Adelaide; and o Ensure the views and vistas are maintained to provide an open landscape character through the provision of both open space and a buffer area, retaining Gawler’s regional appearance and sense of arrival. • Our Growth – Sustainable Growth Management • Physical and social infrastructure to match population growth o Develop land use policy for Evanston South, Hillier and Kudla to build an attractive, accessible, integrated and resident friendly environment, supporting a range of housing, lifestyle, recreational and rural opportunities. • Responsive to the local environment • Economic Development – creating local economic activity, job opportunities and wealth creation. • Our Leadership – A Strong Vibrant Community.

This DPA will propose planning policy that supports the attainment of the Council’s goals and objectives and through this the Council’s vision for the area.

2.3.3 Look North – A shared vision for Northern Adelaide This Plan is a blueprint for economic planning in Northern Adelaide primarily focusing on areas south of Gawler including the Cities of Playford, Port Adelaide Enfield and Salisbury. Nonetheless, this Plan speaks generally of the need to provide for economic development and job creating activities in the northern areas. It also seeks to promote uses to support food production and the Virginia Horticultural Area and notes the Gawler East Collector Link Road. This DPA is consistent with this Plan.

2.3.4 Infrastructure planning An Infrastructure Master Plan was prepared for the new southern urban areas in August 2006 in response to areas previously zoned Deferred Urban coming on stream to address land supply and growth. This Plan identified a number of interventions within the vicinity of the subject land. Specifically, this plan identified the signalisation of the Gordon Road/Tiver Road/Main North Road junction and the upgrade of Karbeethan Reserve, and a gateway Statement along Main North Road on the approach to Gawler.

The intersection upgrade, including signalisation, of Gordon Road/Tiver Road and Main North Road has been completed.

Karbeethan Reserve is an important space and is used for organised club sport. This Reserve is under lease to a community group ‘Karbeethan Sporting Association Incorporated’, which has obtained grants to assist with upgrades to the facility. Council is also the process of prepare a master Plan for the future redevelopment of Karbeethan Reserve.

The State Government has committed $55 million in the 2015/2016 budget for a Gawler East Link Road from Calton Road to Potts Road. Council has been working with the State Government and Developers to reach agreement on the roads alignment, classification, ownership and funding. As part of deliberations associated with the alignment of the Gawler East Link Road, Council has also expressed its desire for this road to extend to the Tiver/Main North Road intersection (via Bentley Road). Council is currently investigating the feasibility of this potential future extension.

Construction of the Gateway Statement is currently under way along Main North Road.

This DPA is not considered to impact any of the above infrastructure projects as it will not significantly intensify any land uses or residential populations.

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The Development Plan Concept Plan Map Ga/1 (Overlay 1) Enlargement H also shows an electricity installation to be developed on part of the site on the corner of Gordon Road and Main North Road in the area to be rezoned. This rezoning will not provide any planning impediments to that infrastructure.

In summary, this DPA will promote appropriate job creating development along road corridors whilst ensuring the integrity of the rural area. There are no major infrastructure upgrades required to facilitate the development of either of the specific sites identified to be rezoned Business that would not be site specific and thus provided by the developer. This will include onsite stormwater management and site access.

Specifically, this DPA will also support the provision of open space in the form of the rural buffer that properly manages the interface between the metropolitan area and the township of Gawler.

There is no other infrastructure planning considered to be of relevance to this DPA.

2.3.5 Current Ministerial and Council DPAs This DPA has taken into account the following Ministerial and Council DPAs which are currently being processed:

Council DPAs Response/Comment

Gawler (CT) Evanston Gardens DPA The Evanston Gardens DPA is not directly related to the proposed amendments in this Commercial and Rural Areas DPA, however it does relate to adjoining land and as a result Maps Ga/1 (Overlay 1) Enlargement H, Ga/8, Ga/16 and Figure Res 2 will need to be checked for consistency at such time each amendment is being finalised.

Gawler (CT) Gawler East Structure Plan DPA The Gawler East Structure Plan DPA is not directly related to the proposed amendments as per this Commercial and Rural Areas DPA, however it does relate to adjoining land and as a result Maps Ga/1 (Overlay 1) Enlargement H will need to be checked for consistency at such time each amendment is being finalised.

Ministerial DPAs Response/Comment

There are no publicly available Ministerial DPAs affecting this land

2.3.6 Existing Ministerial Policy

This DPA proposes changes to the following, existing Ministerial policy:

Existing Ministerial Policy Proposed Change and Justification

N/A

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3. Investigations

3.1 Investigations undertaken prior to the SOI

Jensen Planning + Design was engaged to undertake investigations into Land Use and Infrastructure over land comprising one portion of the study area. This was undertaken in conjunction with Wallbridge and Gilbert Engineers and Econsearch.

This study concluded by recommending some guiding principles and these have been taken into consideration in this DPA.

3.2 Investigations undertaken to inform this DPA

In accordance with the Statement of Intent for this DPA the following investigations have been undertaken to inform this DPA:

3.2.1 Interface management

Both sites are located at the extremity of the respective zone.

Kudla Site

Activities associated with the proposed land use for the Kudla site may require management, including noise, light, traffic movements and parking, including mainly domestic vehicles but also large-scale delivery vehicles such as low loaders.

All of these issues are likely to require detailed consideration at the development assessment stage once the design parameters for the project are known.

Land to the north of the site is zoned both Residential and Open Space. This is separated by Gordon Road and a setback of 15m is proposed within the residential zone to that boundary. An electricity substation is proposed adjacent the Kudla site, however at this time that land and indeed all the abutting land is vacant.

In this case the positioning of the Kudla site at a major intersection, is such that it is unlikely to have significant interface issues with the neighbouring zones and existing and/or prospective land uses.

The proposed land use for the Kudla site is generally developed in a variety of locations including on the edge of residential areas. Its offsite impacts are readily managed, for example traffic can be managed, lights can be shielded and noise can be controlled through hours of operation and physical devices.

Thus it is considered that the rezoning of the Kudla Site is consistent with the following of Council’s Guiding Principles:

• Land uses can be managed to address interface issues between incompatible land uses.

Evanston Gardens Site

Potential impacts associated with a petrol filling station could include odour, noise, light and traffic. Traffic will comprise a range of vehicles both domestic and commercial.

A petrol filling station is an EPA licenced activity and environmental interface issues will be controlled under their direction during the assessment of any future development application.

There is policy in the Business Zone that also specifically addresses environmental interface issues.

In this case, the site has access directly from arterial roads and does not require access via any residential streets.

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The site could cause impacts relating to interface between land uses however, such issues as noise, light spill, glare and traffic impacts can all be addressed during development application assessment. The construction of built form and fencing provides the opportunity to control noise impacts. Lighting on the site can be directed and shielded to control glare and any food outlets may require specialised exhaust fan systems.

The Development Plan currently includes a relatively extensive suite of policies pertaining to land use interfaces. These are reproduced below and all need to be considered as part of any development application within the area, irrespective of the zone.

Objective 39: Development located and designed to prevent adverse impact and conflict between land uses.

Objective 40: Protect community health and amenity and support the operation of all desired land uses.

PDC 97 Development should not detrimentally affect the amenity of the locality or cause unreasonable interference through any of the following: (a) the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants; (b) noise; (c) vibration; (d) electrical interference; (e) light spill; (f) glare; (g) hours of operation; (h) traffic impacts.

PDC 98 Development should be sited and designed to minimise negative impact on existing and potential future land uses considered appropriate in the locality.

PDC 99 Development adjacent to a Residential Zone or residential area within a Township Zone should be designed to minimise overlooking and overshadowing of nearby residential properties.

PDC 100 Residential development adjacent to non-residential zones and land uses should be located, designed and/or sited to protect residents from potential adverse impacts from non- residential activities.

PDC 101 Sensitive uses likely to conflict with the continuation of lawfully existing developments and land uses considered appropriate for the zone should not be developed or should be designed to minimise negative impacts.

In addition, there are additional policies within the Business Zone that address specific elements of interface management including:

PDC 3 Activities which have the potential for off-site environmental impacts should be appropriately located in relation to more sensitive land uses.

PDC 4 Intensity and/or nature of a use should minimize land, water or air pollution.

PDC 5 Wastes and emissions should be managed effectively to minimize environmental impact.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

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5.1 All waste liquids associated with any activity undertaken on the premises are discharged into a sewer (with the approval of the relevant State Government authority), or to a holding tank, which is protected from stormwater intrusion, prior to regular removal offsite to a licensed waste depot by a licensed waste carrier; and

5.2 Any vehicle, plant or equipment washing/cleaning activity undertaken within an area that is:

(a) Roofed;

(b)- Designed to contain all the wastewater likely to pollute stormwater;

(d) Of sufficient size to prevent ‘splash-out’ or ‘over-spray’ of wash/wastewater from the washing/cleaning area; and

(e) Designed to drain to either a treatment device (such as sediment traps and a coalescing plate oil separator) with subsequent disposal to sewer or a Septic Tank Effluent Disposal Scheme (with the approval of the relevant State or Local Government authority) or to a holding tank prior to regular removal off-site to a licensed waste depot by a licensed waste carrier; and

5.3 Dedicated rubbish skips are provided for the collection of all solid waste material, including general office rubbish, which are:

(a) Covered at all times to prevent the entry of stormwater or dispersal by wind;

(b) Sealed to prevent leakage;

(c) Located on ‘hard standing’ areas graded to a collection point in order to inimize the movement of any solids or contaminated water, and to prevent the entry of external stormwater; and

(d) Not used for oils, solvents, partly used paints, flammable materials, other liquids or sludges (oil-stained rags are acceptable) or toxic materials, including paint residues, particularly if they contain lead. These wastes are to be stored in covered bunded areas or, if not contained under cover, in airtight containers within bunded areas such that there is no airborne or waterborne migration from the designated storage areas.

5.4 Measures are incorporated into development such as recycling or reuse of materials onsite including wastewater to minimize the generation of waste.

5.5 Where wastewater cannot be recycled or reused, its appropriate treatment or disposal is ensured through an approved trade waste connection.

PDC 7 (Emissions) The nature, scale and intensity of the activity should:

(a) minimize the levels of noise, vibration, dust, odours or other airborne emissions;

(b) not detrimentally affect nearby residential, recreational or educational uses; and

(c) incorporate management practices, technology or design techniques to minimize the impact on the environment from all emissions likely to be generated by development.

Advisory Note:

An emissions assessment may be required to demonstrate that the activity has minimal impact on the environment.

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Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

7.1 Development does not exceed the maximum pollution levels identified by the Environmental Protection (Air Quality) Policy 1994.

7.2 Dust emissions are controlled through the incorporation of dust suppressors.

7.3 All roadways, entrances and main traffic areas are compacted and sealed.

PDC 20 (Outdoor Lighting) Outdoor lighting designed and installed so that it does not intrude on other properties or roads in the locality.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

20.1 Outside lighting is directed down and towards the site to prevent spillage onto surrounding properties or thoroughfares; and

20.2 Outdoor lighting is provided in accordance with ‘Interim Australian Standard 4282 – 1995: Control of the obtrusive effects of outdoor lighting’.

PDC 35 (Outdoor storage and service areas) Outdoor storage and service areas should be located, designed and managed to be screened from public areas (including car parking areas) and avoid impacts on the surrounding locality.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

35.1 Outdoor storage areas and services and service structures including fire services, pipes, flues, cooling or heating plant or appliances are screened from public view by landscaping, or a fence or enclosure in pre-coloured sheet metal or of materials matching those of the main buildings or by an appropriate combination of solid fencing and landscaping. Services on roofs are designed and integrated into the structure and design of the building.

35.2 Outdoor storage and services areas are designed and managed to ensure that all litter is contained within those areas.

35.3 Storage areas for outdoor waste and refuse bins are paved and drained to a collection system to prevent polluted wastewater from bin washdown entering the stormwater system.

35.4 Outdoor and service areas located behind buildings and without or limited exposure to public areas.

PDC 38 (Lighting) Lighting should be provided to:

(a) facilitate the security, safety and amenity of the area and avoid detrimental effects on adjacent areas;

(b) not impair the amenity of the locality of any residential zone as a result of light spill or reflection;

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

38.1 the establishment of lighting:

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(a) is in accordance with AS 1158.1 – 1997: SAA Public Lighting Code; and

(b) avoids distraction to vehicle drivers on internal or external roads in accordance with AS 4282 – 1997: Control of the Obtrusive effects of Outdoor Lighting;

These provisions are considered to adequately cover the issue of interface management.

• Whilst there will be some interface matters that require management, it is considered this issue is adequately addressed in the Development Plan in the Council Wide and Business Zone sections which contain a number of specific Objectives and Principles of Development Control that can be applied at the development assessment stage. • This DPA is therefore not considered to require any further specifics in this regard.

3.2.2 Contamination

Kudla Site

The Kudla site has a history of use for commercial purposes and it is proposed to rezone this to Business, thus enabling the development of a car dealership and delivery centre. This is considered to be a land use of similar sensitivities to the former uses and is likely to have extensive hard paving. Notwithstanding, should an application be received for that land that is considered to warrant further investigations, this can be done specifically in relation to the development application and proposed land use.

Evanston Gardens Site

The Evanston Gardens site, currently zoned Residential, is known to have been used as a depot. A report by JBS&G Australia Pty Ltd was prepared in 2014 in respect to the neighbouring sites to the north as part of the draft Evanston Gardens DPA. This report confirms the depot land use for this parcel of land. The proposal as part of this DPA is to rezone the site to Business to allow a commercial use, most likely a petrol station and ancillary uses. This form of land use is usually accompanied by extensive largely impervious hard stand areas. Commercial type land uses are generally considered to be a less sensitive land use than is likely to occur under the current Residential zone.

Given the prospect for some levels of contamination on this site, this should be addressed as part of any redevelopment proposal. There may not be a requirement for full remediation but a management plan may be required, particularly during the period of construction.

There is currently a provision in the Council wide section of the Development Plan that addresses land contamination.

Council Wide PDC 41 currently states:

Contaminated Land

PDC 41 Development should not occur where contamination has been identified or is suspected unless the site has been assessed to be suitable for the intended use or remedial work is undertaken to make the site suitable for the intended use.

This PDC would be applied to any future development application.

This Principle is considered to cover the issue of contamination should an application for a more sensitive landThe use above analysis does not indicate any need for this DPA to amend the Development Plan with respect to site contamination.

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3.2.3 Stormwater management

Greenhill was engaged to review the stormwater conditions for the Kudla site and the Evanston Gardens site.

Kudla Site

As part of the Gordon Road/Tiver Road/Main North Road intersection upgrade in 2012, a new underground stormwater system was constructed in Gordon Road/Tiver Road. The new stormwater pipe in Gordon Road/Tiver Road is 1800mm in diameter and discharges to an open drainage channel near to the western boundary of the site.

The proposed pre-delivery centre requires the construction of a new road crossing over this open channel. It is anticipated that an 1800mm diameter pipe under the road crossing with headwalls on both sides would be adequate.

The stormwater surface run-off from the proposed car dealership and pre-delivery centre site will likely be captured with a private internal underground stormwater system. The internal stormwater system for the dealership site is assumed to be able to be discharged into the existing 1800mm diameter pipe with a direct connection, whilst the underground stormwater system for the pre-delivery centre can most likely discharge to the open channel at the same outlet location as the new road crossing.

New developments require stormwater detention and stormwater quality treatment.

The requirement for stormwater detention is typically driven by the need to prevent any adverse impacts to the performance of existing stormwater systems as a result of developments. However, given the extremely close proximity of the site to the existing outlet, it is anticipated that the proposed development would have no impact on the existing stormwater system and that stormwater detention would not be required for this site. A formal investigation and report at lodgement of any development proposal will be required.

Stormwater quality treatment will also be required to meet the relevant Environmental Protection Authority (EPA) treatment targets. It is anticipated that raingardens or an underground proprietary treatment product would be sufficient for the proposed site. The selection of appropriate methods will be subject to the treatment requirements, functionality, design restraints constraints, desired aesthetics and costs and can be determined at the time of a formal proposal.

Improvements to stormwater management on the site will be consistent with the Council’s Guiding Principle:

• Land uses will contribute to the environmental health of the study area and region.

Evanston Gardens Site

An existing swale runs along the front of the property and currently flows towards a grated inlet pit located at the approximate midpoint of the bend. This grated inlet pit then discharges to a 525mm diameter reinforced concrete pipe (RCP) in Angle Vale Road with a 300mm diameter RCP discharging into the Milne Road stormwater system.

New developments require stormwater detention and stormwater quality treatment.

Based on previous work by others, it is understood that the existing system in Angle Vale Road and Milne Road has capacity for this development and that on-site stormwater detention would be required to restrict the post-development flows to the pre-development flows.

Given the nature of the products used and activities occurring at a prospective petrol station, it is anticipated that increased stormwater quality treatment measures would be required in order to meet EPA quality treatment targets for the site.

It is anticipated that a vegetated treatment swale and an underground proprietary treatment product will be sufficient for the site, however this will be subject to detailed design and further consideration once an application for land use is received.

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The Business Zone contains the following Objective and PDCs that address stormwater management.

Objective 5: Minimising the production of wastes (solid and water).

PDC 4. Intensity and/or nature of a use should minimize land, water, or air pollution.

PDC 5 Wastes and emissions should be managed effectively to minimize environmental impact.

PDC 15. Site drainage should: (a) Incorporate where practicable, provision for on-site stormwater detention, retention and use (including, where practicable, the collection and storing of water from roofs and communal car parks in appropriate devices);

(b) provide on-site infiltration, where practicable, having regard to:

(d) the capacity of soils to absorb water;

(e) the capacity of building footings on and adjacent to the site to withstand the likely effects of retained water; and

(f) potential adverse impacts on the level of groundwater;

(g) allow convenient access to all components of the drainage system for maintenance purposes; and

(h) not cause damage or nuisance flows on the site or onto adjoining properties.

PDC 16 The storm drainage system should maximize the interception, retention, and removal of waterborne physical, chemical and biological pollutants prior to their discharge to surface or underground receiving waters. Disposal should be via on-site treatment or authorised disposal to a sewer or licensed waste depot by a licensed waste carrier.

PDC 17. Stormwater discharge should be minimized through the adoption of reuse and recycling techniques.

These provisions are considered to adequately address stormwater management.

3.2.4 Visual Analysis/Buffer

The above analysis indicates that development will need to manage stormwater in accord with Objective 1 and PDCs 4, 5, 15, 16 and 17. Accordingly, no further changes to the provisions are considered to be required.

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Kudla Site

The area runs parallel to Dalkeith Road, extending north to the north/north-western boundary of the Rural Zone (along with a similar area to the south in the City of Playford), and has for many years been identified as a buffer/green belt between Adelaide and the township of Gawler.

The role of a buffer/greenbelt varies but as identified by Jensen, 2015, typically a buffer/greenbelt provides for: • a transition in landscape that marks a separation between different areas, communities or environments that is usually perceived as a visual change; • a sense of identity to each community; • a sense of arrival/departure.

The buffer/greenbelt in Gawler performs each of these roles although, the extent varies upon the location within the area.

For example, the strongest separation and sense of arrival is experienced on the main approach to Gawler along Main North Road. For a driver or passengers in a vehicle, this sense of arrival is gained from driving through urban areas with urban land uses lining the road corridor into an area that has a rural character. The buffer area at this point is more open and has fencing and land uses typical of a rural area, before once more entering the township of Gawler which, whilst undoubtedly urban, is , nevertheless urban in the context of a country township.

As the adjoining area of within the City of Playford zoned Suburban Neighbourhood further develops, the sense of arrival will also become more prominent in that area. At this stage however, until development extends to the Council Boundary and interface policy area, the sense of arrival is still more subtle as one travels through lower density residential development into more open rural areas with horticulture, floriculture, animal keeping, nut crops and other rural land uses at this stage blurring the entry to the buffer.

This is an important consideration as to whether or not rezoning the Kudla site has a material impact on visual amenity. To test this further the Council’s relevant Guiding Principles have been used.

Guiding Principle Kudla Site

• Land uses will maintain and improve views The site to be rezoned is on the extreme edge of the of an open rural character from key zone. It is currently vacant but until recently was entrances to Gawler of a rural character developed with a building. The openness of the site (components of a rural character relating to generally provides for continued views. land use, style, setbacks, design features etc. will be required to facilitate and achieve This site will ultimately assist with the transition to be open rural views); more residential development. The rezoning is therefore not considered to be inconsistent with the provision nor detrimentally impact the views on the approach to Gawler.

• Land uses will reinforce the transition This site will ultimately transition to residential between Gawler (a regional township in a development as the sites to the north are developed. rural setting) and metropolitan Adelaide Furthermore, there is a balance to the approach along this part of Main North Road as the opposite side of Main North Road is developed with similarly commercially land uses.

Its rezoning is therefore not considered to be inconsistent with the provision nor considered to significantly detrimentally impact the views on the approach to Gawler.

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Evanston Gardens Site

The Evanston Gardens site is a small site on a key intersection. The approach has existing built form and this rezoning is not considered to be detrimental to views and will in fact frame the intersection.

An assessment of the vegetation around the proposed commercial Evanston Gardens site has identified the opportunity to preserve that which is located on the north western side of the allotment between the proposed commercial use and the future residential areas to act as a buffer between these expected future land uses. However it is proposed it should be a consideration at the Development Assessment stage.

This investigation does not indicate the need for a policy response in respect to views and the urban buffer.

3.2.5 Commercial land uses

Kudla Site

The Kudla site is on the very edge of the Rural Zone; an area that has a generally rural character. Typically, this area compromises a range of rural, commercial/industrial/agricultural and rural living land uses.

One of the Council’s Guiding Principles for this area is:

Land uses will contribute to the economic health of the local and broader community

Commercial land uses feature most strongly along the Main North Road approach and not all of these are necessarily associated with rural land uses specifically. Examples of commercial land uses in the area include display centres for paving, sheds and playgrounds; car and motor bike sales and repairs, farm equipment and repairs and a concrete batching plant.

Non-rural based land uses have the potential to detract from the rural character of the locality and ideally will be limited and preferably clustered towards the edges of the rural area.

Main North Road is a very high exposure road for commercial activities and as the City grows, the north becomes more geographically central. As a result, this area sustains demand for commercial land uses, particularly those that rely on passing trade. This provides somewhat of a planning challenge, particularly in the current economic circumstances where employment is a key priority for the Government and Council but this area is an equally important rural area.

The proposal for a car dealership and delivery centre is one such use attracted to the area due to the expanding growth of the region. It is considered that this land use requires a high exposure location and is appropriate to Main North Road. The specific site chosen is right on the edge of the Rural Zone and a future growth area and a commercial land use on this site is therefore considered to be appropriate. It is also located in an area where, on the opposite side of the road, there is already a cluster of commercial and industrial land uses. Council’s existing Business Zone policy is appropriate to extend across this site and contains a number of design based policies that will be helpful in ensuring built form with good design that is appropriate to its surroundings.

It is considered therefore that providing an appropriate zone over this site is on balance a good planning outcome and one that will provide employment opportunities in the north and thus meets the term of the Council’s Guiding Principle in this respect.

Evanston Gardens Site

This site is currently zoned Residential but it is not desirable for residential development, being located on the intersection. There is likely to be a desire to turn any residential development inward, thus presenting back and side fences to the roads, which would greatly diminish the streetscape appeal.

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In addition, this site provides an opportunity to provide desirable services to a relatively isolated community. It is noted that there is a Neighbourhood Centre Zone to the south-west of this site and a petrol filling stations is a merit land use in this zone. The Concept Plan in the Development Plan for this site shows most of the land on the same side of Angle Vale Road as the subject site is intended for education and community purposes. It is currently developed with the Angle Vale Primary School and thus provides no opportunity for the development of a petrol filling station within the Neighbourhood Centre Zone. The balance of the Centre Zone is on the opposite side of Angle Vale Road and appears to be used for primary production or similar. The concept plan shows this area being largely for retail and car parking. This concept plan also includes a notation for future petrol filling station / service trade premises in the vicinity of the subject land. The establishment of a Business Zone to facilitate a petrol filling station is considered appropriate as this provides a short-term option of getting a service centre to the community. It is not considered to prejudice a petrol filling station in the Neighbourhood Centre Zone in due course (petrol filling stations typically establish on both sides of a road to catch passing traffic), and enables the coordinated development of the centre on the south-eastern side of Angle Vale Road in accord with the concept plan in due course.

Finally, the level of remediation likely to be required on the site for a commercial purpose is considered more appropriate and economically viable than that for a sensitive land use such as residential and thus is likely to see orderly and economic development on this land that otherwise might lie dormant.

This above investigation is reflected in the DPA by: • Rezoning the Kudla site to Business; and • Rezoning the Evanston Gardens site to Business; and • Adding extra policy provisions to that zone to make it apply appropriately to both of these additional sites as well as to the land already contained within the Zone.

3.2.6 Civil Service provision

Greenhill Engineers were engaged to provide specific services advice to inform this DPA. The Civil Services report is included in Appendix 1.

3.2.6.1 Power

Kudla Site The site is currently fed via a dedicated high voltage line to a pole mounted transformer internal to the site. The high voltage service comes off an existing high voltage line on the eastern side of Main North Road.

It is noted that there is existing street lighting on both sides of Main North Road and Tiver Road that are powered by an underground reticulation system, however the location and capacity of this infrastructure is unknown.

SA Power Networks’ servicing advice has not been received at this time.

Depending on the final design, it may be possible to retain the existing stobie pole and transformer, and create a new underground reticulation system from this supply point.

If the stobie pole and overhead infrastructure require removal, it will need to be undertaken by SA Power Networks and a new supply point created. Given that this site was previously required to install its own transformer, it is likely that a low voltage connection is not possible for this site and that a new transformer would be required.

The site will be able to be serviced however, there may be a cost to the proponent.

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Evanston Gardens Site

High voltage and low voltage infrastructure is located along Angle Vale Road and the rear boundary.

SA Power Networks’ servicing advice has not been received at this time.

It is not yet known if the existing low voltage infrastructure has capacity to service the proposed land use as is or whether a new transformer would be required. The site will be able to be serviced however there may be a cost to the proponent.

Electricity supply has no specific implications for the DPA.

3.2.6.2 Water

Kudla Site There is an existing 300mm diameter water main in Main North Road, and a 150mm diameter water main in Tiver Road/Gordon Road. The 150mm main extends west to Coventry Road through an easement. An additional 300mm diameter water main was constructed in Tiver Road in 2012 to support future development in the area. The 300mm diameter main currently ceases at the end of Gordon Road/Tiver Road.

A 40mm metered connection currently services the site from the 150mm main in Tiver Road.

It is believed that the 40mm diameter connection will be suitable for the proposed commercial car dealership and future delivery centre.

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Should the 40mm diameter main be insufficient, SA Water has advised that the recently laid mains in this area would have been sized for future growth, and that an additional connection should be feasible.

Evanston Gardens Site

There is an existing 100mm diameter water supply main in Angle Vale Road which feeds a 40mm service to the property. SA Water has advised that this can be upgraded to a 50mm connection if required.

Should a fire service be required, a mains extension or upgrade may be requested, dependent on the size and the pressure required. There is a 150mm main in Coventry Rd and Osborne St which could be extended.

The above analysis indicates that: • Potable water is available to both sites proposed to be rezoned and each has access to a supply sufficient to its needs.

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3.2.6.3 Gas

Kudla Site

This site is located in proximity to the supply main located in Main North Road. This is considered to be a priority main. APA Group is currently investigating the demands on this main, in order to ascertain if a new connection is possible.

A survey of the site in 2014 did not locate any existing gas meters on site. Even if there is currently no gas connection, and a gas supply is required for the development, a new connection would need an application to APA Group, pending the results of the capacity analysis.

If a new connection to the main is not possible, on-site gas tank storage may be an alternative.

Gas supply or lack thereof does not preclude development.

Evanston Gardens Site

There is an existing gas supply main in Angle Vale Road and Jack Cooper Drive.

APA Group has advised that there is sufficient capacity in the existing mains to service the site including for the purposes of a service station.

Gas is not a service that will preclude development and thus there are no implications for this DPA.

3.9.6.4 Sewer

Kudla Site

A 150mm sewer main is located approximately 250m east of the site in Tiver Rd, at the corner of Greenslade Boulevard, and another approximately 400m north of the site, crossing Main North Road.

SA Water has advised that there are no current plans to extend the wastewater network in this area, and that if a wastewater mains connection is required, a connection could be provided to both of these sewer mains with a private pump station and rising main.

Alternatively, an on-site wastewater treatment system may be more appropriate for this site (i.e. septic tanks). It is noted that a survey undertaken in 2014 located an existing septic tank on site however, the size and suitability of the existing septic tank is unknown.

Sewer provision can be resolved at the time of a development application.

Evanston Gardens Site

This site is in proximity of a reticulated waste water main. An existing 525mm diameter main is located Angle Vale Road.

SA Water has advised that a new sewer connection could be provided to service the property.

The above analysis indicates • Both sites to be rezoned Business can be connected to a sewer system and in any case the Business Zone adequately provides provisions covering wastewater management.

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3.2.6.5 Telecommunications

Telecommunications can be supplied upon demand. Some of the area is NBN enabled.

Telecommunications have no implications for this DPA.

3.2.7 Traffic and Access

Greenhill Engineers were engaged to provide some specific traffic and access advice to inform this DPA.

Kudla Site

Site Access

This site has two access points, one on Main North Road and another on Gordon Road.

The Main North Road access is a left-in and left-out access, located approximately 200m southwest of the Gordon Road/Tiver Road intersection with Main North Road. Right turn movements are not permitted due to the existing raised median on Main North Road.

The Gordon Road/Tiver Road access is a left-in only access, located about 70m northwest of the Tiver Road/Gordon Road intersection. This is restricted via a median constructed as part of the intersection upgrade.

Both Main North Road and Gordon Road/Tiver Road at this location are classed as Controlled Access Roads by DPTI. Any new access or modifications to the existing access arrangement will be subject to DPTI’s approval.

Road Networks

Main North Road is a Primary Arterial Road that runs in a northeast-southwest direction, providing connection to the major centres in the north.

Main North Road has the following functions identified in the Functional Hierarchy for South Australia’s Land Transport Network:

• a standard frequency corridor (Go Zone); • a major cycling route (metro); • a major traffic route; and • a freight route.

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At this location, the road currently has two traffic lanes and a bicycle lane in each direction separated by a raised median. It has an estimated annual average daily traffic (AADT) of 34,800 vehicles per day and a 4% commercial vehicle content (DPTI Traffic Volume Maps 2015). It forms part of a B-double gazetted road network and has a speed limit of 90km/h at this point.

Gordon Road/Tiver Road is a future Distributer Road to support the urban growth area in Evanston Gardens. A section comprising 250m of Gordon Road/Tiver Road was constructed in 2013 when the Main North Road/Tiver Road/Gordon Road intersection was upgraded to a signalised intersection.

Potential/Future Road Upgrades

The signalisation of Main North Road/Gordon Road/Tiver Road/Tiver Road Intersection was to support the planned development in the Gawler Urban Growth Area as identified in the 30 Year Plan for Greater Adelaide. There are no further upgrades planned at this intersection.

This section of Main North Road is currently subject to a possible Metropolitan Adelaide Road Widening Plan requirement of a 15m wide strip on both sides (East and West) for potential future road upgrades and road widening.

Gordon Road/Tiver Road is currently a ‘No Through’ road. Traffic entering Gordon Road will be required to undertake a U-turn and return to the Main North Road/Tiver Road intersection. The Gawler Transport and Traffic Management Plan (March 2016) has also identified Gordon Road/Tiver Road to be upgraded in future to provide ‘an alternative east/west’ traffic route including a future grade separated rail crossing. The timing to extend Gordon Road/Tiver Road to meet Coventry Road is currently unknown and it is subject to the future growth in the Evanston Gardens.

Future Traffic Considerations

The site was previously operating as a garden and paving centre, which is commercial in nature. The proposed Peter Kittle car dealership (as per the Greenhill Traffic Impact Assessment Report included in Appendix 2) and pre-delivery centre is expected to generate a total of 50 trips to the surrounding network during the evening patch. This is not considered to impact the surrounding road network.

Heavy vehicle turning movements will need to be considered during the development assessment process and subject to the internal site operation. Traffic from the north can utilise Gordon Road/Tiver Road to access the site whilst traffic from the south can enter via Main North Road. Egress is currently via Main North Road. In future, there may be an opportunity to leave via Gordon Road/Tiver Road when the road gets extended/upgraded.

In addition to the general sections of the Development Plan, the Business Zone includes provisions to address access. These are listed below:

PDC 9 Access to individual sites should: (a) be coordinated and if the land is divided into individual allotments, shared facilities should be managed communally; (b) minimize traffic hazards; (c) ensure the safety of the public and the free flow of traffic in the locality; (d) minimize traffic hazards and queuing on roads; and (e) ensure vehicles exit in a forward direction.

PDC 10 Vehicle and bicycle parking should be provided commensurate with the intensity of the activity proposed and allowing safe and convenient access.

PDC 11 Car parking areas and associated manoeuvring areas should be efficient and coordinated and be sufficient to enable safe, convenient and efficient parking and traffic circulation.

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PDC 12 Surface treatment of all car parking and vehicular manoeuvring areas should be designed to withstand vehicular traffic in all weather conditions and to prevent soil erosion, dust and drainage problems.

PDC 13 Car parking areas should be suitably planted with canopy trees and screened with landscaping to reduce visual impact.

PDC 14 Servicing, including garbage and recycling collection services, should not impact on adjoining developments and streets.

These provisions will need to be addressed as part of any development proposal and are considered to adequately address traffic matters.

Evanston Gardens Site

Access This site has two access points, one on Angle Vale Road and another on Jack Cooper Drive. See the figure below.

Existing Access Point

CT 5448/384

The Angle Vale Road access is currently unrestricted and vehicles can undertake all left turn and right turn movements into and out from the site. This access is located approximately 110m west of the Angle Vale Road/Jack Cooper Drive junction.

The Jack Cooper Drive access is also unrestricted and it is located at approximately 70m north of the Angle Vale Road/Jack Cooper Drive junction.

Only Jack Cooper Drive is classed as a Controlled Access Road. Any new access and modifications to the existing access arrangement will be subject to DPTI’s approval.

Road Networks

Angle Vale Road is a rural arterial road connecting the northern suburbs between Gawler and Virginia.

Jack Cooper Drive runs in a continuation of Angle Vale Road providing connections to the Gawler Bypass.

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Both Angle Vale Road and Jack Cooper Drive form a link to provide a freight connection to major logistic centres in the north and form part of a B-double gazetted road network. They are both also classified as a Freight Route under the Functional Hierarchy for South Australia’s Land Transport Network and both are under the care and control of DPTI.

Both roads currently have one lane in each direction and have an estimated AADT of 4,600 vehicles per day and a 4% commercial vehicle content (DPTI Traffic Volume Maps 2015).

Potential/Future Road Upgrades

The Integrated Transport and Land Use Plan (ITLUP 2016) identifies this section of Angle Vale Road and Jack Cooper Drive as subject to ‘arterial and local road upgrades including intersection and midblock improvements’.

The Gawler (CT) Evanston Gardens/Evanston South/Hillier Structure Plan (April 2016) also highlights the Coventry Road will be realigned and intersect with Angle Vale Road at right-angle to form a T- intersection or a roundabout.

The Gawler Transport and Traffic Management Plan (March 2015) also identified the opportunity to change the priorities at the Jack Cooper Drive/Angle Vale Road junction to form a continuous arterial road.

Neither Angle Vale Road nor Jack Cooper Drive are subject to the Metropolitan Adelaide Road Widening Plan requirements.

Future Traffic Considerations

Given this is a rezoning proposal, exact details of any future petrol filling station are yet unknown. However, to verify the appropriateness of the site for such land use, Greenhill, in its Traffic Impact Assessment (Included in Appendix 2), has made assumptions based on an average sized operation. This assessment concluded the petrol filling station would be expected to generate some 132 vehicle trips in the evening peak. Based on likely distribution of movements, Greenhill concluded the surrounding road network has adequate capacity to accommodate this. Heavy vehicle turning movements would need to be assessed at the DA stage. It is also recommended that any cross over from Jack Cooper Drive be located as far as is practicable from the intersection to enable a possible future junction realignment.

In addition to the general sections of the Development Plan the Business Zone includes provisions to address access. These are listed below:

PDC 10 Vehicle and bicycle parking should be provided commensurate with the intensity of the activity proposed and allowing safe and convenient access.

PDC 11 Car parking areas and associated manoeuvring areas should be efficient and coordinated and be sufficient to enable safe, convenient and efficient parking and traffic circulation.

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PDC 13 Car parking areas should be suitably planted with canopy trees and screened with landscaping to reduce visual impact.

PDC 14 Servicing, including garbage and recycling collection services, should not impact on adjoining developments and streets.

These provisions will need to be addressed as part of any development proposal and are considered to adequately address traffic matters.

The above analysis indicates • Both sites proposed to be rezoned to Business Zone have existing access to sealed roads. Applications for development of the site will be tested against the provisions of the Business Zone that are considered to be adequate.

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4. Recommended Policy Changes

The investigations undertaken in relation to this DPA and the implication for policy are summarised in the table below.

Investigations Issue DPA Response

Interface Management The DPA will rely upon the existing policies in the Council wide section and Business Zone that address interface management.

Contamination The DPA will rely upon the existing policies in the Council wide section that address contamination.

Stormwater Management The DPA will rely upon the existing policies in the Business Zone that address stormwater management.

Commercial land use To respond to commercial uses the DPA seeks to rezone the land at the corner of Main North Road and Gordon Road/Tiver Road to Business and rezone the land at the corner of Jack Cooper Drive and Angle Vale Road to Business. It proposes to add a couple of extra policy provisions to the Business Zone to make it apply appropriately to both of these additional sites as well as to the land already contained within the Zone.

Infrastructure Services The DPA acknowledges the infrastructure constraints in its policy settings that are such that no additional infrastructure is required specifically related to this DPA.

Traffic and Access The Business Zone as applied has provisions governing traffic and access. The balance of the DPA does not impact traffic or access.

In accord with the summary above, the following is a list of the recommended policy changes based on the investigations of this DPA:

Zones and Policy Area

• Amend the Business Zone such that it is applicable to the two specific sites without compromising its applicability to the area shown on Fig B/1 and amend the list of non-complying land uses in the Business Zone.

Tables • Amend Table Ga/4 to include specific provisions for Petrol Filling Stations and showrooms.

Maps • Amend Development Plan maps Ga/1 (overlay 1) Enlargement H, Ga/8 Zones and Ga/16 Policy Areas to reflect the above proposed changes.

Figures • Amend Development Plan Evanston Gardens/ Evanston Gardens South/ Hillier Residential Policy Area 4 Figure Res/2 to remove CT 5448/384.

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5. Consistency with the Residential Code

N/A

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6. Statement of Statutory Compliance

Section 25 of the Development Act 1993 prescribes that the DPA must assess the extent to which the proposed amendment:

• accords with the Planning Strategy • accords with the Statement of Intent • accords with other parts of council’s Development Plan • complements the policies in Development Plans for adjoining areas • accords with relevant infrastructure planning • satisfies the requirements prescribed by the Development Regulations 2008.

6.1 Accords with the Planning Strategy

Relevant strategies from the Planning Strategy are summarised in the Appendices of this document. This DPA is consistent with the direction of the Planning Strategy.

6.2 Accords with the Statement of Intent The DPA has been prepared in accordance with the Statement of Intent agreed to on 13 September 2017. In particular, the proposed investigations outlined in the Statement of Intent have been have been addressed in Section 3 of this document.

6.3 Accords with other parts of the Development Plan

The policies proposed in this DPA are consistent with the format, content and structure of the Gawler (CT) Development Plan.

This Development Plan is not converted to the BDP and as such consideration had to be given to the most appropriate zoning approach. Consideration was given to using the Commercial Zone from the Planning Policy Library however it was felt the Development Plan would be more consistent and logical by applying the current Business Zone with some specific modifications to ensure that its current application is unchanged and thus is simply extended across two additional sites.

6.4 Complements the policies in the Development Plans for adjoining areas

The study area abuts a portion of the Light Regional Council. Land within the Light Regional Council abutting the study area is variously zoned Primary Production, Rural Living and Recreation. Neither of the new business zones are in close proximity to this boundary. The Rural Zone abutting Light Regional Council is considered to be both appropriate and complementary.

There is one DPA currently under preparation in Light Regional Council: the Freeling (West) Residential Amendment. This Gawler (CT) Commercial and Rural Areas DPA is not impacted by nor impacts upon these other proposed policy changes.

The study area also abuts the City of Playford. Land within the City of Playford where it abuts the study area is variously zoned from east to west Hills Face, MOSS, Suburban Neighbourhood with a rural interface Policy Area and Primary Production. Neither of the new Business Zones interface with the Council boundary. The Rural Zone interface along these boundaries is considered to be appropriate with the adjoining MOSS Zone and Rural Interface Area contributing to the buffer between the urban area in the City of Playford and the Gawler township.

There are two DPAs currently under preparation within the City of Playford: the Greater Edinburgh Parks Employment Lands Amendment (Part 2) DPA, and the Munno Para Bowls Club site DPA. This Gawler (CT) Commercial Areas DPA is not impacted by nor impacts upon these other proposed policy changes.

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Accordingly, the policies proposed in this DPA will not affect and will complement the policies of Development Plans for adjoining areas.

6.5 Accords with relevant infrastructure planning

This DPA complements current infrastructure planning for the Council area, as discussed in section 2.3.3 of this document.

6.6 Satisfies the requirements prescribed by the Regulations

The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12) associated with this DPA will be met.

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References/Bibliography

• Draft Infrastructure Master Plan New Southern Urban Areas August booklet, Town of Gawler, 2006 • Evanston Gardens DPA (including background documents) URPS et al • Gawler Open Space, Sport and Recreation Plan 2025, Town of Gawler, 2015 • Gawler Transport and Traffic Management Plan, Town of Gawler, March 2016 • Infrastructure capacity and traffic analysis for the study area and subject land, Greenhill, June 2017 • Look North, A shared Economic Plan for Northern Adelaide, Government of South Australia, City of Port Adelaide Enfield, City of Playford and City of Salisbury. • Primary Production and Agricultural Assessment for the study area, Rural Directions, June 2017 • Rural Land Use and Infrastructure and Investigations, Jensen Planning and Design, Report Number 1 Background Paper, March 2015 • Smith Creek Stormwater Management Plan, Prepared for the City of Playford, AWE and Water Technology, (Draft 2015)

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Schedule 4a Certificate

CERTIFICATION BY COUNCIL’S CHIEF EXECUTIVE OFFICER

DEVELOPMENT REGULATIONS 2008

SCHEDULE 4A

Development Act 1993 – Section 25 (10) – Certificate - Public Consultation

CERTIFICATE OF CHIEF EXECUTIVE OFFICER THAT A DEVELOPMENT PLAN AMENDMENT (DPA) IS SUITABLE FOR THE PURPOSES OF PUBLIC CONSULTATION

I Henry Inat, as Chief Executive Officer of the Town of Gawler, certify that the Statement of Investigations, accompanying this DPA, sets out the extent to which the proposed amendment or amendments -

(a) accord with the Statement of Intent (as agreed between the Town of Gawler and the Minister under section 25(1) of the Act) and, in particular, all of the items set out in Regulation 9 of the Development Regulations 2008; and

(b) accord with the Planning Strategy, on the basis that each relevant provision of the Planning Strategy that related to the amendment or amendments has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the Statement of Investigation; and

(c) accord with the other parts of the Development Plan (being those parts not affected by the amendment or amendments); and

(d) complement the policies in the Development Plans for adjoining areas; and

(e) satisfy the other matters (if any) prescribed under section 25(10)(e) of the Development Act 1993.

The following person or persons have provided advice to the council for the purposes of section 25(4) of the Act:

Helen Dyer - RPIA (Fellow), Managing Director at Holmes Dyer

DATED this "Insert Date" day of "Insert Month" 20"Insert Year"

………………………………………… Chief Executive Officer

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Appendices

Appendix 1 – Civil Services Report

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Appendix 2 – Traffic Impact Assessment

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Gawler (CT)

Commercial and Rural Areas Development Plan Amendment

The Amendment

For Approval

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Development Plan Amendment Instructions Table

Corporation of the Town of Gawler

Gawler (CT) Development Plan

Commercial and Rural Areas DPA

The following amendment instructions (at 01 December 2017) relate to the Gawler (CT) Development Plan consolidated on 28 April 2016.

Where amendments to this Development Plan have been authorised after the aforementioned consolidation date, consequential changes to the following amendment instructions will be made as necessary to give effect to this amendment.

Method of Detail what in the Development Plan is to be amended, Subsequent Change replaced, deleted or inserted. Policy cross- references  Amend If applicable, detail what material is to be inserted and where. requiring  Replace Use attachments for large bodies of material. update  Delete (Y/N) if yes  Insert please specify.

Is Renumbering required (Y/N) required Is Renumbering Amendment Instruction Number Instruction Amendment COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): No ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes Business Zone Delete the Replace with all the material in Appendix A Yes No Business Zone

TABLES Amendments required (Yes/No): Yes Table Delete Table Replace with all the material in Appendix B No No Ga/4 MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps) Amendments required (Yes/No): Yes Map(s) Delete Map Replace with all the material in Appendix C No No Ga/1 (Overlay 1) Part B

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Delete Map Replace with all the material in Appendix D No No Ga/1 (Overlay 1) Enlargement H Delete Map Replace with all the material in Appendix E No No Ga/8 Delete Map Replace with all the material in Appendix F No No Ga/16

Delete Replace with Figure Res/2 in Appendix G No No Figure Res/2

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Attachment A

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BUSINESS ZONE

Introduction

In addition to the Council Wide policies, the Business Zone policies apply to the areas shown in Maps Ga/8 and 9.

Desired Character

The purpose of the Zone is to accommodate a wide range of local services and goods retailing, bulky goods outlets, service trade premises, warehousing and service industry.

The Zone should develop as a well-contained precinct separated from adjoining uses by attractively landscaped areas. Landscaping will also perform the function of retaining and disposing of stormwater runoff and enhancing the arterial road frontage of the zone.

The site at the corner of Main North Road and Gordon Road at Kudla has high levels of exposure to passing traffic, and good access. This land provides the opportunity for a major motor showroom and associated ancillary facilities.

Building design and site development should be well-integrated within a uniform and specified framework of structural forms, building materials and colours, advertising styles and landscaping to ensure an attractive appearance along the main approach road to Gawler.

There should be a strong emphasis on minimizing impacts on residential uses where they adjoin the Zone. Whilst this will be achieved through a range of design techniques, a critical factor is the limited scale of the uses intended in the zone.

Where possible existing landscaping should be retained and incorporated into proposals.

The design and layout of community access roads; car parking; entry points onto public roads; landscaping; and direction of traffic movements within the Evanston area should be in accordance with the structure in Fig B/1

Visual interest and amenity appeal will be achieved through a consistent layout and design of buildings and structures, with a particular emphasis on the following elements:

(a) an integrated vehicle movement system and shared car parking;

(b) building set-back from car parks and internal roads;

(d) use of roof forms;

(e) coordinated signage;

(f) uniform landscape treatments;

(g) consistency in fencing design, set-back and location of outdoor storage areas; and

(h) building or floor areas which are not excessive (and within the area shown on Fig B/1 less than 1500 square metres, apart from one which should not exceed 3000 square metres)

The site on the corner of Angle Vale Road and Jack Cooper Drive at Evanston Gardens has previously been used as a CFS depot and may contain contaminants. Investigations and any appropriate consequent remediation will need to be undertaken should the site be proposed to be used for a more sensitive land use.

Land uses or activities that are suitable in the zone, subject to design considerations, include:

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Bulky Goods Outlet Motor Showroom Motor Repair Station Petrol Filling Station except on the site on the south-western corner of Main North Road and Gordon/Tiver Road intersection. On the site on the south-western corner of Main North Road and Gordon/Tiver Road intersection vehicle refuelling and recharging is contemplated provided that such facility is small scale, clearly ancillary to the main use of the Motor Showroom and delivery centre and limited to the refuelling of vehicles directly associated with the operation of the site. Plant Nursery Restaurant (less than 300 square metres) Service Industry Service Trade Premises Veterinary Practice Warehousing

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OBJECTIVES

Objective 1: A zone accommodating a range of specified business activities.

Objective 2: An attractively developed and landscaped zone.

Objective 3: Uses that have low external impacts and do not detract from the amenity of nearby residential areas and educational uses.

Objective 4: Orderly and economic division of land appropriate for business use.

Objective 5: Minimising the production of wastes (solid and water).

PRINCIPLES OF DEVELOPMENT CONTROL

Design Techniques are one way in which a relevant principle of development control may be satisfied.

There may be other appropriate design techniques that could be applied, depending upon local circumstances. It is not necessary for every proposal to satisfy every design technique.

1 Development should be consistent with the desired character and use of land for the Zone, and within the area shown on Fig B/1 with Fig B/1.

2 Development located within the zone to minimize impact on the locality. Reference should be given to the scale of the buildings; the intensity of use; the hours of operation; and generation of emissions.

Environmental Management

3 Activities which have the potential for off-site environmental impacts should be appropriately located in relation to more sensitive land uses.

4 Intensity and/or nature of a use should minimize land, water or air pollution.

5 Wastes and emissions should be managed effectively to minimize environmental impact.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

5.2 Any vehicle, plant or equipment washing/cleaning activity undertaken within an area that is:

(a) Roofed;

(b)- Designed to contain all the wastewater likely to pollute stormwater;

(d) Of sufficient size to prevent ‘splash-out’ or ‘over-spray’ of wash/wastewater from the washing/cleaning area; and

5.3 Dedicated rubbish skips are provided for the collection of all solid waste material, including general office rubbish, which are:

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(a) Covered at all times to prevent the entry of stormwater or dispersal by wind;

(b) Sealed to prevent leakage;

(c) Located on ‘hard standing’ areas graded to a collection point in order to minimize the movement of any solids or contaminated water, and to prevent the entry of external stormwater; and

5.4 Measures are incorporated into development such as recycling or reuse of materials onsite including wastewater to minimize the generation of waste.

5.5 Where wastewater cannot be recycled or reused, its appropriate treatment or disposal is ensured through an approved trade waste connection.

Energy

6 Energy consumption for lighting, heating, cooling, processing and ventilation should be minimized by:

(a) orientation and siting of buildings to:

(i) minimize opportunities for passive heating and cooling;

(ii) reduce energy use; and

(iii) minimize access to natural light; and

(b) incorporating landscaping into development which minimizes access to light in winter, and shade in summer.

Emissions

7 The nature, scale and intensity of the activity should:

(a) minimize the levels of noise, vibration, dust, odours or other airborne emissions;

(b) not detrimentally affect nearby residential, recreational or educational uses; and

(c) incorporate management practices, technology or design techniques to minimize the impact on the environment from all emissions likely to be generated by development.

Advisory Note:

An emissions assessment may be required to demonstrate that the activity has minimal impact on the environment.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

7.1 Development does not exceed the maximum pollution levels identified by the Environmental Protection (Air Quality) Policy 1994.

7.2 Dust emissions are controlled through the incorporation of dust suppressors.

7.3 All roadways, entrances and main traffic areas are compacted and sealed.

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Parking, Access and Servicing

8 No development within the area shown on Fig B/1 should occur within the zone until alterations to the roads and traffic signals depicted in Fig B/1 have been completed and other traffic management infrastructure constructed including but not limited:

(a) acceleration/turning lanes adjoining the land on Main North Road;

(b) modification of the open swale drain across Main North Road;

9 Access to individual sites should:

(a) be coordinated and if the land is divided into individual allotments, shared facilities should be managed communally;

(b) minimize traffic hazards;

(d) minimize traffic hazards and queuing on roads; and

(e) ensure vehicles exit in a forward direction.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

9.1 Access onto roads designed and located to enable all vehicle entry/exit from the site to occur in a forward direction.

9.2 The dimensions and arrangements of all parking, loading and manoeuvring areas are established in accordance with Australian Standards 2890.2-1989: Commercial vehicle facilities; and

9.3 A designated loading/ unloading area is provided and separated from customer and employee car parking.

10 Vehicle and bicycle parking should be provided commensurate with the intensity of the activity proposed and allowing safe and convenient access.

11 Car parking areas and associated manoeuvring areas should be efficient and coordinated and be sufficient to enable safe, convenient and efficient parking and traffic circulation.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

11.1 Car parking spaces and areas are designed, constructed and line marked in accordance with Australian/New Zealand Standard 2890.1:2004-1986: Off-street car parking.

12 Surface treatment of all car parking and vehicular manoeuvring areas should be designed to withstand vehicular traffic in all weather conditions and to prevent soil erosion, dust and drainage problems.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

12.1 Car parking spaces and manoeuvring areas are sealed with an all-weather hard paved surface (such as bitumen, concrete or brick paving).

13 Car parking areas should be suitably planted with canopy trees and screened with landscaping to reduce visual impact.

14 Outdoor display areas associated with motor showrooms should be attractively landscaped in a manner that provides amenity whilst enabling an appropriate level of exposure from the street.

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15 Servicing, including garbage and recycling collection services, should not impact on adjoining developments and streets.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

14.1 All servicing, including garbage collection, is capable of being carried out wholly within the site, with collection points being positioned at convenient locations.

14.2 Provision is made for shared recycling in the zone.

Stormwater Drainage

16 Site drainage should:

(a) Incorporate where practicable, provision for on-site stormwater detention, retention and use (including, where practicable, the collection and storing of water from roofs and communal car parks in appropriate devices);

(b) provide on-site infiltration, where practicable, having regard to:

(i) the availability of unsealed areas or areas which are not built up;

(ii) the capacity of soils to absorb water;

(iii) the capacity of building footings on and adjacent to the site to withstand the likely effects of retained water; and

(iv) potential adverse impacts on the level of groundwater;

(d) not cause damage or nuisance flows on the site or onto adjoining properties.

17 The storm drainage system should maximize the interception, retention and removal of waterborne physical, chemical and biological pollutants prior to their discharge to surface or underground receiving waters. Disposal should be via on-site treatment or authorised disposal to a sewer or licensed waste depot by a licensed waste carrier.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

17.1 Rainfall run-off from the roof of any building is discharged directly to the street water table or an approved stormwater system and not mixed with rainfall run-off originating from surfaces such as car parks, outdoor storage areas and display areas; and

17.2 Rainfall from ground surfaces is directed to open swales (long depressions that guide surface runoff) via purpose designed and built traps for litter, sediment grease, oil and other substances capable of contaminating stormwater, and a high flow bypass is provided in conjunction with the traps, to enable water from extreme rainfall events to discharge direct to stormwater swales or to Council stormwater systems; and

17.3 Swales are designed in combination with roads and other paved surface areas to detain the whole run-off from a1 in 10 year rainfall event flow, and a 1 in 100 year event storm, for a period of one hour.

18 Stormwater discharge should be minimized through the adoption of reuse and recycling techniques.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

18.1 Stormwater discharge does not exceed the capacity of existing or planned external stormwater systems by:

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(a) the collection of roof water in above and/or below ground tanks or detention basins designed in accordance with the average rainfall for the area and roof size and located on site and where necessary overflows that connect into the stormwater system;

(b) the incorporation of on-site detention facilities and the utilisation and re-use of stormwater for:

(i) irrigation of landscaped areas; or

(ii) aquifer recharge; or

(iii) process purposes.

18.2 Roof water that is not contaminated with other water (such as air conditioning or cooling tower wastewater) and cannot be reused or recycled on site should be discharged (via underground pipes) directly8 into the Council stormwater system.

18.3 Where stormwater runoff is generated from car parks, driveways, hard paved areas, and rubbish bin/skip storage areas, and other contaminated stormwater, the runoff is treated by diversion into an approved stormwater treatment system/device that is capable of removing litter, sediment and oil products.

18.4 Treated stormwater is discharged:

(a) into grassed swales, vegetation or garden strips adjacent to car parks and the property boundaries; or

(b) into stone filled trenches either open to surface or underground, similar to a septic tank absorption field; or

18.5 Where stormwater does not contain solid waste or runoff from potentially polluted surfaces such as driveways, car parks and paved areas, the runoff is directed onto a suitable vegetation filter strip before being redirected off the site.

18.6 Wastewater from air conditioning units, cooling towers and compressors is disposed of to sewer or collected by an authorised carrier and disposed of at an approved waste depot.

Chemicals and Materials Storage

19 Chemicals and materials should be used, stored and managed on-site and disposed of in a manner which guards against the risk of explosion, spills, fire and exposure to air.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

19.1 Chemicals and materials are stored separately in covered, bunded areas or, if not under cover, in airtight containers within bunded areas, so that there is no airborne or waterborne migration from the designated storage areas; and

19.2 Bunded areas are protected from external stormwater intrusion with drainage to sewer with the approval of the relevant State authority, or to a holding tank prior to regular removal off-site to a licensed waste depot by a licensed waste carrier; and

19.3 Loading/unloading areas are designed and constructed to prevent the entry of external stormwater, to contain any spilt materials and ‘washdown’ likely to pollute stormwater, with drainage to sewer (with the approval of the relevant State or Local Government authority) or to a holding tank prior to regular removal off-site to a licensed waste depot by a licensed waste carrier. Where loading/unloading activities involve quantities of hazardous chemicals, the operator has an emergency spill contingency plan.

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18.4 T9e capacity of the bunded compound/area:

(a) takes into account the volume displaced by containers stored within the bunded compound;

(b) is at least 120 percent of the volume of the largest vessel it contains; or

(c) where many small containers are stored, the bund must be capable of holding 25 percent of the total volume stored within the bund.

19.5 Bund walls and floors are of impervious construction to retain the materials being stored.

19.6 Bunded areas include a waste retaining sump, holding tank or pumping sump either within or draining the bunded compound/ area and of sufficient size to contain any spills and washdown material.

19.7 Bunded areas, compounds/ storage, waste retaining sumps, holding tanks or pumping sumps do not have external drains or valves. Spilled or leaked materials including clean up materials are:

(a) contained within the bund, waste retaining sump, holding tank or pumping sump; and

(b) removed by a portable or manual pump, to be collected for reuse, or treated and disposed of by an authorised waste disposal contractor.

19.8 Bunded compounds/areas/storages are:

(a) designed and constructed to enable sufficient cleaning;

(b) provided with appropriate signage to indicate the chemical types held within the storage area; and

Hours of Operation and Noise

20 Development should not adversely affect the level of amenity in adjoining non-business areas by virtue of hours of operation and noise emitted.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

20.1 Where the business operation is to be located within 60 metres of a residential area:

(a) Delivery trucks only arrive at the premises after 7am and depart before 10pm on any weekday or Saturday, and after 8am and before 10pm on a Sunday or Public Holiday; and

(b) Work shift breaks are after 7am and before 10pm on any weekday or Saturday, and after 8am and before 10pm on a Sunday or Public Holiday; and

20.2 The noise level (leq) emanating from premises measured and adjusted at the residential boundary is less than 52Db(a) leq between the hours of 7am and 10pm and less than 42Db(a) between 10pm and 7am1.

1 Leq measurement includes the addition of 5Db(a) penalties where tonal or modulation (amplitude or frequency) or impulse noise is being assessed. All measurements are made at any residential boundary outside the business zone. The onus of proof that engineered noise containment preventing noise impacts escaping from the development site will achieve this level of performance to rest with the proponent or applicant.

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20.3 An appropriately designed acoustic barrier in the form of a solid masonry wall or a similar structure (that does not unreasonably overshadow adjoining properties), is provided between the noise source and adjoining residential areas.

Outdoor Lighting

21 Outdoor lighting designed and installed so that it does not intrude on other properties or roads in the locality.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

21.1 Outside lighting is directed down and towards the site to prevent spillage onto surrounding properties or thoroughfares; and

21.2 Outdoor lighting is provided in accordance with ‘Interim Australian Standard 4282 – 1995: Control of the obtrusive effects of outdoor lighting’.

Amenity and Urban Design

22 Building layout and appearance should be compatible with the desired character of the zone.

Building Size

23 In the area depicted on Fig B/1 a maximum of one building of 3000 square metres is appropriate, however all other individual buildings or structures in the area shown on Fig B/1 should not exceed 1500 square metres in area.

24 In all other areas of the zone except the site on the south-western corner of the intersection of Main North Road/Gordon/Tiver Road, buildings should not exceed 1500 square metres.

Set-backs

25 For development in the area depicted on Fig B/1, building set-backs should generally conform with the Development Areas (buildings, outdoor display, loading areas) in Fig B/1 to achieve a defined and where appropriate, articulated building line and good streetscape quality.

26 Other buildings should have setbacks appropriate to the site and locality.

Internal Facades Facing Internal/Core Car Park

27 All buildings are to incorporate design features to provide a human scale, weather protection and entry definition.

28 In the area depicted on Fig B/1 specifically, buildings should be designed to provide:

(a) Building facades broken into discreet frontages of varying length. The maximum ‘unbroken’ façade length is 30 metres.

(b) Entries and markers approximately 3.0 metres wide by 6.0 metres long by 5.0 metres high to punctuate the verandahs randomly at approximately 12.0 metre centres.

Rear (Delivery) Façade (South and East Elevations)

29 Buildings in the area depicted on Fig B/1 are to incorporate:

(a) Projecting canopies to protect delivery points of 4.0 metres above the roadway, 1.0 metre high, 4.0 metre wide and projecting by 3.0 metres incorporating a roof element at a 18 degree pitch, of a contrasting non-reflective steel coloured finish.

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(b) Wall panels should be treated with a surface treatment pattern which creates a play of shadow and texture and a lower scale, in panels sized approximately 4.0 metres wide by 1.5 metres high in an alternating, subtle checkerboard pattern.

(c) Parapets should alternate in height from between 5.5 metres and 6.5 metres high. This variety should be somewhat random to avoid a ‘castellated’ look and should match the wall panel width of around 4.0 metres.

Para Road Frontage

30 Buildings fronting Para Road should to incorporate:

(a) Facades with verandahs approximately 3.0 metres which are punctuated by markers to identify building functions, ie doorways, windows etc.

(b) A window pattern that relieves a long continuous façade.

Building Materials, Colours and Decorative Elements

31 Coloured masonry or galvanized iron should be used using soft or muted colours for all buildings in the area depicted on Fig B/1. Decorative elements should be confined to louvred roof vents and wall vents.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

31.1 Appropriate wall colours: Birch; Armour Grey; Off White; Gull Grey;

31.2 Appropriate trim colours: Mountain Blue; Torrens Blue; Slate Grey; Atoll Green; Heritage Red.

Wall Heights and Roof Pitch

32 For development in the area depicted on Fig B/1, a maximum wall height of 6.0 metres, with an expressed mansard roof element commencing at 5.0 metres and rising to 6.5 metres pitched at 45 degrees.

33 In all other areas, the wall height and roof pitch should be appropriate to the locality and in most cases wall height should be no greater than 9.0 metres.

Fenestration (Window) Pattern

34 The primary building facades should be approximately 50 percent glazed, in a modulated or informal pattern, based on 2.0 metre wide entrance door or display window, alternating with a solid 2.0 metre wall panel.

Landscaping

35 Landscaping should be provided to facilitate amenity, environmental sustainability and buffer the impact of business uses on adjacent areas. Where possible existing mature landscaping should be retained and incorporated into new developments.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle) 35.1 Landscaping for sustainability to include minimal lawn areas; moisture monitors; water timers; garden mulch; collection and re-use of rainwater.

Outdoor Storage and Service Areas

36 Outdoor storage and service areas should be located, designed and managed to be screened from public areas (including car parking areas) and avoid impacts on the surrounding locality.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

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36.1 Outdoor storage areas and services and service structures including fire services, pipes, flues, cooling or heating plant or appliances are screened from public view by landscaping, or a fence or enclosure in pre-coloured sheet metal or of materials matching those of the main buildings or by an appropriate combination of solid fencing and landscaping. Services on roofs are designed and integrated into the structure and design of the building.

36.2 Outdoor storage and services areas are designed and managed to ensure that all litter is contained within those areas.

36.3 Storage areas for outdoor waste and refuse bins are paved and drained to a collection system to prevent polluted wastewater from bin washdown entering the stormwater system.

36.4 Outdoor and service areas located behind buildings and without or limited exposure to public areas.

Safety and Security

37 Provision should be made to ensure personal safety and security through:

(a) the avoidance of areas which have the potential to become traps for pedestrians; and

(b) ensuring that safe pedestrian access is provided adjacent to intensive activity nodes.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

37.1 Facilitation of visibility and legibility of areas through the:

(a) provision of lighting in accordance with AS 1158.1-1997: SAA Public Lighting Code and AS 4242 – 1997: Control of the Obtrusive Effects of Outdoor Lighting;

(b) maintenance of clear lines of sight.

37.2 Incorporation of passive surveillance by:

(a) designing buildings to overlook public and open spaces, pathways, car parking and bicycle parking areas; and

(b) incorporating visually permeable landscaping and fencing to minimize concealment opportunities.

37.3 Site design facilitates opportunities for escape, communication or help when in danger through:

(a) legible design; and

(b) comprehensive and legible signage.

38 Development should ensure the security of property, and in areas where there is potential for graffiti vandalism, the use of materials from which graffiti can be easily removed.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

38.1 Development:

(a) provides clear definition of ownership and legitimate use of private, public and community space; and

(b) minimize access between roofs, balconies and windows of adjoining buildings.

Lighting

39 Lighting should be provided to:

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(a) facilitate the security, safety and amenity of the area and avoid detrimental effects on adjacent areas;

(b) not impair the amenity of the locality of any residential zone as a result of light spill or reflection;

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

39.1 the establishment of lighting:

(a) is in accordance with AS 1158.1 – 1997: SAA Public Lighting Code; and

(b) avoids distraction to vehicle drivers on internal or external roads in accordance with AS 4282 – 1997: Control of the Obtrusive effects of Outdoor Lighting;

Fencing

40 Fencing should be of a consistent type in the area depicted on Fig B/1, and in all cases be designed to not detrimentally affect the amenity or streetscape of the area or dominate the streetscape of roads, or set-back areas from street alignments.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

40.1 Security fencing adjacent to public roads is set back:

(a) in line with the building façade; or

(b) behind the building line;

40.2 Wire mesh fencing is avoided.

Outdoor Advertising

41 The scale, type, design, location, materials, style and illumination of any sign should conform with the performance standards in Table Ga/4 and:

(a) contribute positively to the appearance of development and be coordinated in design, colour and graphics complementing adjacent buildings, structures and other well designed signs;

(b) be compatible with the design and character of the buildings and land to which it is related and the streetscape and amenity of its locality; and

(c) not endanger public safety or detrimentally affect the amenity of adjacent premises due to their location, position, construction or design.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

41.1 Signs:

(a) are designed so that structural supports are concealed from public view or are of minimal visual impact;

(b) are coordinated and complementary on buildings or sites occupied by a number of tenants or occupiers and be limited to a single structure designed in a coordinated manner with provision for each tenant or occupier;

(d) are constructed of durable materials and maintained in good condition;

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(e) do not emit excessive glare or reflection from internal or external illumination;

(f) do not obscure a driver’s view of vehicles, pedestrians or potentially hazardous road features;

(g) are not confused with or reduce the effectiveness of traffic control devices;

(h) are limited in message to the firm’s name and insignia;

(i) restricted to: Pylon or Freestanding; Flat Wall, desirably painted directly onto the fabric of the building; Verandah fascia; Under-verandah; Shop-front;

(j) do not include: Bunting; Mobile; Projecting above verandah; Roof; and Sandwich Board;

(k) in respect of Flat Wall signs have maximum dimensions of: length 8.0 metres; height 0.65 metres and text size of 0.4 metres.

(l) limited to a zone of a maximum of 1.5 metres high on the building façade from 3.5 metres to 5.0 metres above the footpath.

Land Division

42 Any land division should result in allotments and roadways where the dimensions are of suitable size and shape to accommodate the intended use of the land and an integrated form of development.

43 The design of roadways should ensure safe and convenient road access in accordance with the intended use of the land and the layout shown in Fig B/1.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

43.1 Roadways have a minimum carriageway of 13.5 metres and 3.75 metres of verge on either side of the carriage way.

43.2 Verges are structured to enable a tree planting area clearance of 1.6 metres from hard fixtures and common service trenches.

43.3 Road paving is designed to accommodate the type and volume of anticipated traffic and in accordance with best engineering practice, and in accordance with Austroads – Pavement Design: A Guide to the Structural Design of Road Pavements, 1992.

44 The layout of allotments and roadways should provide for adequate provision for drainage through:

(a) the development of overland flow paths, which take into consideration and where possible make use of existing flow paths; and

(b) the provision of detention or retention basins that accommodate excess flows.

45 Useable and appropriately located land should be provided for:

(a) vegetated buffers in road reserves;

(b) easements required for the provision of or existing public utilities and services; and

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

45.1 Easements of a minimum width of 5 metres are provided to accommodate existing or required infrastructure and its future maintenance.

46 Services and infrastructure should be:

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(a) provided to facilitate current and future development; and

(b) designed, sited and constructed to minimize potential detrimental visual or other impact

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

46.1 All services to new allotments are located in underground service trenches.

46.2 Approved sewerage and wastewater disposal systems are provided to meet the likely needs of future land uses in accordance with AS 3500.3.

46.3 Where overland stormwater drainage is required, it is incorporated into roadways to cater for major flows (100 year ARI).

46.4 Stormwater generated by a site is managed by a minor system (underground pipe network) and the major system (road network) for the gap flows between the minor system (10 year ARI) and the 100 year ARI storm event.

47 Where additional off-site infrastructure is required to accommodate stormwater generated by a development, the cost associated of such infrastructure should be borne by the developer.

48 Development adjacent to, or immediately opposite a zone boundary, should be designed and sited so as not to detract from the amenity of the adjacent zone through:

(a) the provision of a visual buffer in the form of landscape plantings, attractive and consistent style fencing, siting of buildings or other similar means is provided between any car parking, service area, outdoor storage area or any other activity likely to have an impact on the adjacent zone; and

(b) the reception, storage and processing of bulky materials occurring within a building or where adequately screened by fencing, landscaping, buildings or other structures on the site.

Design Technique (Design Techniques illustrate ONE WAY of satisfying the above principle)

48.1 An acoustic barrier is provided between any noise generating source of development and adjacent non-industrial zones comprising either:

(a) walls of solid masonry or similar sound attenuating properties; or

(b) an intensively landscaped buffer with a minimum width of 2 metres;

whichever is appropriate to the situation.

Access, Parking and Traffic Management

49 No direct vehicular access or egress for business purposes should be provided to any allotment to or from Main North Road or Para Road.

PROCEDURAL MATTERS

Non-complying Development

50 The following kinds of development including expansion of an existing use, are non-complying in the Business Zone:

Agistment and Holding of Stock Builders Yard Buildings and structures with a floor area in excess of 3000 square metres except on the site on the south-western corner of the Main North Road and Gordon/Tiver Road intersection Caravan Park Community Centre

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Consulting Room (other than veterinary consulting room) Drive-In Theatre Dwelling Educational Establishment Fast Food Restaurant on the site on the south-western corner of the Main North Road and Gordon/Tiver Road intersection General Industry Hotel Intensive Animal Keeping Landscape Supplies Motel Motor Racing Track Non-residential Club Office, other than an office ancillary to a desired use including any expansion, addition, alteration or the like, where the resultant floor area does not exceed 250 square metres Petrol Filling Station on the site on the south-western corner of the Main North Road and Gordon/Tiver Road intersection Place of Worship Prescribed Mining Operations Public Works Depot Racecourse Recreation or Entertainment Centre Residential Club Shop (excluding bulky goods outlet, restaurant under 300 square metres gross leasable floor space, showroom, or shop under 500 square metres gross leasable floor area on CT 5448/384) Special Industry Stadium Stock Sales Yard Store (except in association with an existing or contemplated land use) Waste Disposal Depot The following advertising displays: (i) flashing or animated signs; (ii) roof mounted advertisements projecting above the roof line; (iii) parapet mounted advertisements projecting above the top of the parapet; (iv) advertising hoardings where third party advertisements or advertisements that display messages or advertise products that are not directly related to the activity on land on which the advertisement is being displayed (except on CT 5448/384).

Public Notification

51 Categories of public notification are prescribed in Schedule 9 of the Development Regulation 2008. Further, the following forms of development are designated:

Category 1

Service Trade Premises Car Dealership Vehicle Distribution Centre Motor Repair Station Motor Showroom Petrol Filling Station (except on the south-western corner of the Main North Road and Gordon/Tiver Road intersection)

Category 2 Petrol Filling Station

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Attachment B

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Advertising and Advertising Displays

Definitions and Design Criteria

1.0 DEFINITIONS OF SIGN TYPES

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DESIGN RULES TO BE FOLLOWED:

Sign Type Criteria

PYLON OR Supermarket: (regardless of height FREESTANDING SIGN of building) maximum height 6.0m. Maximum sign face area: 5.0m²

All other land uses: no higher than the buildings on the site, up to maximum height of 6.0m Maximum sign face area: 3.0m²

Town Centre Historic Zone: Maximum sign face area 2.2m²

All other zones: Maximum number for per site: 1

Petrol Filling Station or development on the site of the south-western corner of the Main North Road and Gordon/Tiver Road intersection: maximum height of one sign to 6.0m and any additional pylon or freestanding signs to be a maximum of 5.0m. Maximum sign face area 5.0m2

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Sign Type Criteria

FLAT WALL SIGN Maximum number: 1 per side wall 1 per rear wall

Placement and size of signs in scale and integrated with the architectural features and elements of the building gable wall.

Positioned not to conceal architectural features or detailing.

VERANDAH BLIND Minimum clearance of any fixed blind: 2.3m

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Sign Type Criteria

PROJECTING SIGN Maximum width: 1.2m

Maximum height: 1.8m

Maximum number per site: 1

Location below Parapet

UNDER VERANDAH Maximum number: 1 per tenancy SIGN Minimum clearance to pavement: 2.3m

Maximum width: 1.8m

Maximum height: 0.3m

SHOP FRONT, PETROL Maximum coverage: (including FILLING STATION windows) 30 percent CONTROL BUILDING OR SHOWROOM

Placement integrated with architectural features or detailing

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Sign Type Criteria

VERANDAH FASCIA Placement and size of signs in scale SIGN and integrated with the architectural features and elements of the building

ROOF AND BUNTING Not appropriate

ABOVE VERANDAH Not appropriate

MOBILE SIGN Not appropriate

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Sign Type Criteria

SANDWICH BOARD Maximum number: 1 per site

Maximum height: 0.9m

Maximum width: 0.6m

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Attachment C

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Attachment D

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Attachment E

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Attachment F

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Attachment G

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