Victor Harbor (City)

9 Victor Harbor (City)

VICTOR HARBOR URBAN

INTRODUCTION

Background

The town of Victor Harbor is an important centre for commercial and professional services. The foreshore reserve south of the town centre is the focal point for holiday makers for the whole south coast urban area. At peak periods considerable vehicular and pedestrian activity occurs in this area.

The town has expanded rapidly over recent years as a result of its increasing popularity as a tourist resort and retirement area. This expansion has created a need in the town centre area for a large number of services and facilities. The town centre provides the main regional shopping and various business and community facilities for the South Coast Urban Area and its rural hinterland.

The town contains a range of tourist accommodation, including caravan parks, motels, hotels, guest houses, holiday houses and flats. Tourist activities are concentrated near the river estuaries, the town centre, and along the foreshore.

The two main residential areas are at Encounter Bay and Victor Harbor, from parts of which extensive views of the Bay and Islands can be obtained. There is substantial retirement housing in the older established residential areas.

An area of allotments in Yuruga immediately to the north of Victor Harbor provides opportunities for living in an attractive, substantially rural, environment.

In addition to the foreshore recreation area with its beaches, there is also in Victor Harbor a wide range of community and recreational facilities, including a golf course, ovals, tennis courts, bowling greens, squash courts, a trotting track, boat launches and a sailing club. There are also public and special educational establishments, centres of religious activity and major health services available in the District Hospital.

Communications within the town are not ideal because of the difficult topography which has constrained the location of roads and urban development and the relatively haphazard way in which closer settlement has occurred over a period of more than 150 years. Notwithstanding this, development of the town has progressed steadily by the infilling of allotments created in the 1960s to a stage where further expansion of the area and the facilities of the town can be expected to occur in the foreseeable future.

The Victor Harbor (Town) Structure Plan (Map ViH/1 (Overlay 1) Enlargement A) sets out the strategy to accommodate the needs of the population and visitors to the expanded urban area which has been and will continue to be one of the State's primary tourist destinations. The Structure Plan illustrates generally the desired strategy for the future development of the town through the following measures:

(a) compact development within the limits of the existing urban area;

(b) provision for future urban residential expansion in an orderly and compact manner;

(d) consolidation and rationalisation of existing local service Centres in Hayborough, Victoria Street and Yilki;

(e) provision for services and accommodation for visitors within Tourist Accommodation areas;

(f) provision for a range of industrial activities in the industrial area at Newland and in a new industrial park on Waterport Road;

(g) protection and enhancement of the natural environment of the rivers Hindmarsh and Inman and the foreshore area for the enjoyment of the public;

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(h) protection of views of the rural backdrop and natural skyline behind the town of Victor Harbor in the rural living area (see also the Victor Harbor (Town) Structure Plan (Map ViH/1 (Overlay 1) Enlargement A));

(i) protection of the attractive appearance of the town as viewed from major routes approaching and within the town; and

(j) classification of primary and secondary arterial roads in a hierarchy of function and importance to provide for orderly and safe traffic movement.

There are no major industries operating in the town of Victor Harbor although several service industries are well established. As the population and the level of business activity has grown in the district, pressures to develop industries and commercial facilities in unsatisfactory locations has generated a need for appropriate and adequate areas to be provided for these uses.

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General

OBJECTIVES

Objective 1: Satisfaction of the social, cultural, economic, and environmental needs of the population of the district and surrounding region.

Objective 2: The development of employment opportunities for the district population.

Objective 4: Provision of services to encourage and provide for visitors to the district.

Objective 5: Development of Victor Harbor township as the main urban centre in the district.

Objective 6: Coordination of district development with that of the neighbouring Council areas.

Objective 7: Avoidance of nuisance from pollution, noise, light or any other source.

Form of Development

Objective 8: Orderly development of the district, with economic extension of services and facilities and land division which sets aside suitable sites for shopping, open space, employment, education, recreation, human services and community facilities.

PRINCIPLES OF DEVELOPMENT CONTROL

1 Development should be in accordance with the City of Victor Harbor Structure Plan (Maps ViH/1 (Overlay 1) and (Overlay 2)), the Victor Harbor (Town) Structure Plan (Map ViH/1 (Overlay 1) Enlargement A) and the Victor Harbor (Town) District Centre Structure Plan (Map Vi1 (Overlay 1) Enlargement B).

2 Development should be undertaken in accordance with the relevant provisions of the zone and/or policy area and having regard to the location and condition of that land concerned.

3 Development should not interfere with the effective and proper use of any other land in the vicinity, or prevent the attainment of the relevant zone objectives which apply to that other land.

11 Development should not contribute to the pollution of air, water or land.

12 Development should take place in a manner which is not liable to cause an unreasonable nuisance to the community:

(a) by the emission of noise, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust, grit, oil, waste water, waste products, electrical interference or light;

(b) by stormwater or the drainage of run‐off from the land; or (c) loss of privacy.

15 Development should provide appropriate shelter for pedestrians and should not be detrimental to the convenience and safety of pedestrians in its locality.

16 Adequate provision should be made for the handling and storage of refuse.

Residential Allotments

31 Residential allotments should have the appropriate area and dimensions:

(a) for the siting and construction of a dwelling and ancillary outbuildings;

(b) for the provision of private outdoor space;

(d) to reinforce the desired future character of surrounding development in the relevant policy area.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

31.1 In relation to PC 31(d), the site area required for a dwelling conforms with the area specified in each policy area.

32 The division of broadacre land should establish allotments of varying size to encourage housing diversity.

33 Allotments should have an orientation, size and dimensions that will facilitate the siting of dwellings to:

(a) protect natural or cultural features;

(b) minimise the need for earthworks and retaining walls; and

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Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

54.1 Possible complementary design techniques could include:

(a) using dry composting toilets;

(b) use of grey water for specified uses in accordance with health requirements;

(c) use of water efficient fixtures in all new buildings (for example, AAA rated fixtures under the Water Conservation Rating and Labelling Scheme);

(d) using insulation, shading and natural ventilation to cool houses as opposed to evaporative air conditioning;

(e) xeriscape landscaping – use of native plants in new developments that generally use less water than non-indigenous species;

(f) permeable rather than impermeable paving;

(g) use of swales and soakage pits; and

(h) installation of rainwater tanks.

55 Land division should allow for the incorporation of treatment systems which enable the reuse of ‘grey water’ for the flushing of toilets and watering of gardens. Grey water is wastewater generated from bathrooms (showers, baths, spas and hand basins) and laundries (washing machines and troughs), but does not include wastewater from kitchens the which has the potential to cause unpleasant odour.

Information Technology

56 Information and communication technology infrastructure should be supplied to all dwellings in association with other services such as electricity, water and sewerage.

Residential Development

OBJECTIVES

Objective 11: The establishment of safe, attractive and pleasant residential areas comprising residential development of a scale, form, density and appearance that maintains or achieves the desired character of specific zones and, where applicable, policy areas.

Objective 12: The location, design and density of residential development providing an efficient and effective use of established and new urban infrastructure and services.

Objective 13: Residential development should occur in a manner that promotes a diversity of social and demographic groups.

Objective 14: Residential development should consider access to, and capacity of services and infrastructure to meet the needs of the developing community.

Objective 15: A range of dwellings that meets the needs of residents, including accommodation designed and located to meet the specific needs of the aged and people with disabilities.

Objective 16: The creation and maintenance of an attractive living environment.

Objective 17: Conservation of energy, water and other natural resources.

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Objective 18: Protection and enhancement of eco-systems and natural site features.

Objective 19: Affordable housing provided in appropriate locations.

PRINCIPLES OF DEVELOPMENT CONTROL

A Principle of Development Control (PC) may include one or more suggested Design Techniques. Design Techniques provide an example of one way that may satisfy the associated PC. Design Techniques are not prescriptive or minimum standards, they provide a suggestion only and should be used as a guide only for assessment of an application.

Building Appearance and Neighbourhood Character

57 Development should:

(a) protect existing site features, including significant trees, other substantial vegetation, natural creek lines and items or features of conservation or heritage value;

(b) minimise the need for cut and fill;

(i) complement an existing tree landscape character; or

(ii) enhance the landscape character of a neighbourhood deficient in trees; or

(iii) screen storage, service and parking areas;

(d) where practicable and cost effective, protect trees1 from damage to their root systems; and

(e) incorporate building footing designs where necessary and cost effective that allow root growth of existing large trees.

58 Building appearance should not detract from the existing or desired future character of the locality in terms of built form elements such as:

(a) building height;

(b) building mass and proportion;

(d) ground floor height above natural ground level;

(e) roof form and pitch;

(f) facade articulation and detailing and window and door proportions;

(g) verandahs, eaves and parapets; and

(h) driveway crossovers, fence style and alignment.

59 Dwellings adjacent to streets should include doorways or fenestration facing towards the primary frontage2.

1 Trees requiring protection include “significant trees” and “Local Heritage” listed trees as defined in the Development Act, 1993, and other large, healthy trees that contribute to the character and amenity of the immediate locality, located on the subject or adjacent land.

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60 Entries to dwellings should be clearly visible from streets which they front so that visitors can easily identify a particular dwelling.

61 The visual bulk of buildings adjacent to street frontages and private open space should be reduced through design techniques such as colour, building materials, detailing and articulation.

62 Buildings should be designed and sited to minimise the impact of building bulk on the private open space of adjacent sites by:

(a) separating upper storey parts of buildings from neighbouring private open space; and

(b) using articulation, colour, materials and detailing.

63 The design of residential flat buildings should define individual dwellings in the external appearance of the building.

Garages/Carports and Fences

64 Garages and carports should:

(a) not visually dominate the street elevation of the associated dwelling in terms of their width; and

(b) have a roof form and pitch, scale, building materials and detailing that complement those of the associated dwelling.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

64.1 In relation to PDC 64(a), carports and garages facing the street may be designed:

(a) with a maximum width of garage or carport opening of 6 metres or 50% of the frontage width, whichever is the least; and

(b) where an enclosed double carport or garage is setback less than 8 metres from the street two separate doors should be provided with a distance of not less than 300mm between them.

65 Fences and walls abutting streets (excluding service lanes) which require development approval should:

(a) be compatible with the associated development and with any existing attractive fences and walls in the locality; and

(b) enable some visibility of buildings from and to the street to enhance safety and allow surveillance.

Dwelling Setbacks from Public Roads

66 Dwellings should be setback from public roads as follows:

(a) dwellings (including verandahs, etc) should be setback a minimum of 6.0 metres from primary street frontages or, 8.0 metres where it is considered to be fundamental to ensure compatibility with the existing residential development, particularly where peripheral coastal views are relevant; and

(b) dwellings (including verandahs, etc) should be setback a minimum of 2.0 metres from secondary street frontages.

2 Primary frontage means that frontage to a street that represents the main address of a dwelling which has a frontage to more than one street.

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67 Dwellings (including any verandah, etc) should be setback a minimum distance of 10 metres from the ring road to:

(a) contribute to the desired future character of the area (as described in the Residential Zone and Policy Area provisions);

(b) provide adequate visual and acoustic privacy by separating habitable rooms from pedestrian and vehicle movement; and

Note: Verandah, porch and balcony structures that are considered minor in nature may be setback a lesser distance than the above, where they provide stepping and articulation to a building façade and do not impact on or detract from adjoining properties.

Garages/Carports Setback from Public Roads

68 Carports and garages should be setback from primary street frontages:

(a) not less than 0.5 metres behind the main face of the associated dwelling; or3

(b) in line with the main face of the associated dwelling if the dwelling incorporates minor elements such as projecting windows, verandahs, porticos, etc which provide articulation in the building as it presents to the street;

so as to:

(a) not diminish the attractiveness of the streetscape;

(b) not dominate views of the dwelling from the street; and

69 Where more than one on-site parking space is required and only one covered space is provided, garages and carports should be setback not less than 5.5 metres from the street from which they are accessed.

Secondary Street Frontage

70 Garages to secondary street frontages should be setback 2.0 metres.

Building Siting

71 Dwellings should include design elements such as variation in materials and variation in side and rear boundary setbacks so as to:

(a) reduce the perceived mass and visual impact of buildings from adjoining properties;

(b) minimise overshadowing of adjoining properties;

(d) promote energy conservation by maintaining adequate access to winter sunlight to the main living areas of adjoining dwellings.

3 “Main face” of dwelling means the closest external wall of a habitable room to the street frontage or, in the case of a dwelling which has a frontage to more than one street, the primary frontage, but excludes elements projecting from the wall such as windows, verandahs, porticos, etc.

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Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

Unless specified in a particular policy area, dwellings should be setback the following distances from side and rear boundaries. The policy area provisions take preference over the Council-wide provisions in the event of any conflict.

71.1 Side walls with a maximum height of 3 metres at any point above natural ground level are setback a minimum of 1 metre from side boundaries;

71.2 Side walls with a maximum height of 6 metres at any point above natural ground level should be setback a minimum of 2metres from side boundaries;

71.3 Side walls with a height greater than 6 metres at any point above natural ground level should be setback a minimum of 2 metres from side boundaries, plus the increase in wall height above 6 metres;

71.4 Single storey components of buildings should be setback a minimum of 3 metres from the rear boundary (except where the rear boundary adjoins a service lane, in which case the distance may be reduced to 0m).

71.5 Two storey components of buildings are setback a minimum of 6 metres from the rear boundary.

72 Walls proposed on a side boundary should be located and limited in length and height to:

(a) minimise the visual impact of buildings from adjoining properties;

(b) minimise the overshadowing of adjoining properties;

(d) reduce risk damage to mature vegetation on adjoining properties taking into account potential major damage to root systems.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

72.1 Walls proposed on a side boundary should:

(a) have a maximum height of 3 metres;

(b) have a maximum length of 8 metres; and

unless they abut a side service lane in which case the maximum height is 6 metres.

72.2 Where there is an existing adjacent boundary wall setback greater than 1 metre from the front setback standard established for the rest of the street, side boundary walls are located not more than 1 metre closer to the primary street frontage (otherwise the standard setback requirements apply).

Dwelling Setbacks to Shared Driveways/Car Parks

73 External noise intrusion and vehicle headlight glare to bedrooms should be minimised by separating or shielding bedroom windows from shared driveways and car parking areas.

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Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

73.1 Bedroom windows are setback from shared driveways and parking areas a minimum of 2 metres and:

(a) there is an intervening solid fence at least 1.8 metres above the level of the driveway and/or parking area; or

(b) the window sill height is at least 1.5 metres above the level of the parking area and/or driveway.

Side Setbacks for Garages/Carports Under the Main Roof of the Dwelling

74 Garages and carports located on side boundaries should be limited in length and height to:

(a) minimise the visual impact of buildings from adjacent properties;

(b) minimise the overshadowing of adjoining properties; and

Site Coverage

75 The site coverage4 does not exceed 60 percent to provide sufficient space for:

(a) pedestrian and vehicle access and vehicle parking;

(b) storage and clothes drying;

(d) front, side and rear boundary setbacks appropriate to the locality; and

(e) opportunities to establish landscaping.

Daylight and Sunlight

76 Adequate daylight should be available within habitable5 rooms located adjacent to neighbouring properties.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

76.1 Habitable rooms have windows with a horizontal distance between any facing building, measured perpendicular to the face of the window, of 0.9 metres minimum which is clear to sky (ie 0.9 metres between fascias/gutters).

77 New buildings should allow for access of adequate winter sunlight to:

(a) ground level private open space of existing adjacent dwellings;

(b) upper level balconies which provide the primary open space area for any existing dwelling; and

4 Site coverage represents the proportion of a site covered by the ground floor level of a building including the dwelling, attached garage and carport but excluding freestanding outbuildings, unroofed balconies, verandahs and pergolas. 5 Habitable room means any room of a dwelling other than service areas such as kitchen, bathroom and laundry.

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Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

77.1 In relation to PC 77(a), direct sunlight to at least 50% (or 35 square metres with minimum dimension 2.5 metres, whichever is the lesser area) of the ground level private open space of existing adjacent properties is not reduced to less than two hours between 9.00am and 3.00pm on 21 June. Where existing overshadowing by buildings and fences is greater than this, sunlight is not reduced to less than 80% of that formerly available.

Energy Conservation and Comfort

78 Dwellings should provide adequate thermal comfort for occupants while minimising the need for mechanical heating and cooling by:

(a) providing an internal day living area with a north-facing window, other than for minor additions6;

(b) zoning house layout to enable main living areas to be separately heated and cooled, other than for minor additions;

(d) allowing for cross ventilation to enable cooling breezes to reduce internal temperatures in summer.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

78.1 In relation to PC 78(a), dwellings contain a day living area incorporating a window that faces between 20o west and 30o east of true north.

78.2 In relation to PC 78(b), dwellings incorporate doors between living areas and between a living area and other rooms and corridors.

78.3 In relation to PC 78(c):

(a) dwellings and additions (other than minor additions) have a total window area (including glass doors) of less than 30% of the total wall area of the dwelling;

(b) dwellings and additions (other than minor additions) have a total window area facing east and west not exceeding 50% of the total window area of the dwelling;

(d) north facing windows are shaded to allow winter sun access but provide complete shading during summer.

79 Roof orientation and pitch should facilitate the efficient use of solar collectors and photovoltaic cells.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

79.1 A roof incorporates an area of at least 10 square metres which:

(a) faces between 30° and 20° east and west of north respectively; and

6 Minor additions do not include a day living area and have a floor area less than 50% of the remaining portion of the existing dwelling.

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(b) has a pitch of greater than 18°.

Private Open Space

80 Private open space should be directly accessible from a living room (eg; lounge, family or dining room) and are in the form of:

(a) ground level courtyard or other private open space screened from adjoining properties and public areas (eg public roads, public open space) by a solid fence of at least 1.8m in height; and

(b) balconies, roof patios or other elevated outdoor areas.

81 Dwellings should have private open space areas which are of sufficient area, shape and gradient, and appropriately located to be functional for likely occupant needs as folllows:

(a) a minimum dimension of 2.5 metres for ground level or roof top space; or

(b) a minimum dimension of 2 metres for upper level balconies or terraces.

82 Dwellings with ground level habitable rooms should include private open space as follows:

(a) is screened or otherwise separated from adjacent dwellings;

(b) an area not less than 40 square metres;

(c) an additional area of at least 20 square metres for use as private open space for each bedroom, or room capable of being used as a bedroom, in excess of two such rooms in a dwelling;

(d) has a minimum dimension of 2.5 metres;

(e) contains a rectangle measuring at least 4 metres by 6 metres which is directly accessible from the dwelling; and

(f) does not incorporate driveways, parking spaces or a domestic outbuilding, or any area between the dwelling and front property boundary.

83 Dwellings with no ground level habitable rooms include private open space directly accessible from a habitable room which conforms with the requirement of the following table:

Private Open Space for Above Ground Dwellings

Average Site Area per Dwelling Minimum Area Minimum Dimension

>250m2 10m2 2m

<250m2 8m 2m

84 Private open space should be located to:

(a) take advantage of natural features of the site;

(b) minimise overlooking from adjacent buildings; and

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85 Private open space should, where possible:

(a) achieve comfortable year-round use by having a northerly aspect;

(b) not be significantly shaded by the associated dwelling or adjacent development during winter; and

86 An adequate proportion of the total private open space provided at ground level should be open to the sky to provide amenity, opportunities for landscaping and a reduction in stormwater runoff.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

86.1 At least 70% of the total private open space provided is not covered by roof overhangs, pergolas which are roofed, or any other impermeable structures.

86.2 At least 40% of the total private open space provided is not paved or otherwise sealed, and is designed to accommodate soft landscaping.

Privacy

Visual Privacy

87 Direct overlooking from upper level habitable room windows7 and external balconies, terraces and decks to habitable room windows and the useable private open spaces of other dwellings should be minimised.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

87.1 Subject to 87.3, direct views (1) from upper level habitable room windows to the habitable room windows or useable private open space(2) of an adjacent dwelling are restricted (assuming a viewing height of up to 1.5m above floor level) by:

(a) permanently fixed translucent glazing in a part of the window below 1.5 metres above floor level; or

(b) window sill heights of 1.5 metres above floor level; or

(d) permanently fixed external perforated panels or trellises which have a maximum of 25% openings.

(1) For the purposes of 87.1, a direct view occurs if windows or outdoor areas overlooked are located within a horizontal distance of 15m from the vertical centre line of the overlooking window and beyond a 45° angle from the plane of the wall containing the overlooking window (refer to Figure 2).

(2) Useable private open space comprises: (a) any private open space with a minimum dimension of 4m; or (b) where a dwelling has no area of private open space with a dimension of 4m, the whole of the private open space; and (c) a balcony of minimum dimension of 2m connected to a living area.

7 Upper level windows are those having a sill height greater than 2.5m above natural ground level. Upper level external balconies, terraces and decks have a floor level greater than 1.5m above natural ground level.

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Figure 2

87.2 Subject to 87.3, direct views(3) from external upper level balconies, terraces and decks to the habitable room windows or a useable area of private open space of an adjacent dwelling are restricted by permanently fixed external screens, including:

(a) wing walls;

(b) solid or translucent panels; or

(3) For the purposes of 87.2, a direct view occurs if windows or outdoor areas overlooked are located within a horizontal distance of 15m from any point of the balcony or deck (refer to Figure 3).

Figure 3

87.3 Windows and balconies within a residential flat building are designed to prevent (assuming a viewing height of up to 1.5 metres above floor level) overlooking of more than 50% of the useable private open space of a lower level dwelling within the building (refer to Figure 4).

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Figure 4

88 Permanently fixed external screening devices should be designed and coloured to blend with the predominant associated building materials.

Acoustic Privacy

89 External noise intrusion to bedrooms should be minimised by separating or shielding bedrooms from:

(a) active communal recreational areas, parking areas and vehicle accessways; and

(b) service equipment areas.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

89.1 In relation to PC89(a), bedroom windows are located at least 3m from street carriageways, communal parking areas and active communal recreation area.

This setback may be reduced to 1.5 metres where there is an intervening solid fence of at least 1.8 metres in height, or where the window sill is a minimum of 1.5 metres above the level of the carriageway or recreation area (Refer to Figure 5).

Figure 5

90 Dwellings close to high-noise sources (eg major roads, railway lines, tram lines, industry and commercial properties) should be designed to locate noise sensitive rooms and secluded private open spaces away from noise sources, or be protected by appropriate noise shielding techniques.

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91 Attached dwellings should be designed to minimise the transmission of sound between dwellings and should particularly protect bedrooms from possible noise intrusion.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

91.1 Bedrooms of any dwelling:

(a) do not share a wall with a living room* or a garage of another dwelling; and

(b) are not located above or below a living room of another abutting dwelling.

* living room means a room within a dwelling used for social interaction, relaxation or dining, including a living room, lounge room or open eating are linked to a kitchen, but does not include a bedroom.

92 The number of dwellings within a residential flat building sharing a common entry should be minimised to limit noise generation in internal accessways.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

92.1 Common entries service a maximum of eight dwellings.

Parking Provision

93 Dwellings are to be provided with on-site parking space(s), one of which is covered (the second space can be tandem) and complies with the following table in order to accord with projected needs, taking account of:

(a) the number and size of proposed dwellings;

(b) availability of employment and centre facilities within walking distance of the dwellings;

(c) the anticipated mobility characteristics of the likely occupants of any housing built to meet the needs of particular groups such as aged persons;

(d) availability of public transport in proximity to the dwellings; and

(e) availability of on-street car parking,

but disregarding infrequent, high-visitation events (eg; parties, garage sales, auctions).

Number of Bedrooms Spaces per Dwelling 1 bedroom 1.00

2+ bedrooms 2.00

Design

94 Car parking areas servicing more than one dwelling should be located and dimensioned to:

(a) efficiently, conveniently and safely serve users, including pedestrians, cyclists and motorists;

(b) provide adequate space for vehicles to manoeuvre between the street and the parking area;

(c) provide ingress and egress from streets having the environmental capacity to accommodate projected vehicle movements; and

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(d) reinforce or contribute to attractive streetscapes.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

94.1 In relation to 94(a) and 94(b):

(a) the dimensions of car parking spaces and access comply with Figure 6; and

(b) car parking spaces, accessways and driveways are located and dimensioned in accordance with Australian Standards.

Figure 6

95 Driveway crossovers for detached and semi-detached dwellings should be single width and appropriately separated, and the number should be minimised to optimise the provision of on- street visitor parking.

96 On-site visitor parking spaces for group and multiple dwellings and residential flat buildings should be located and designed to:

(a) serve users efficiently and safely;

(b) not dominate internal site layout;

(d) ensure they are not sited behind locked garages and are accessible to visitors at all times.

97 Visitor car parks should be designed and located to ensure that they are accessible to visitors at all times.

98 Driveways should provide safe and convenient access to and from the site, and be located so as to create a low impact on adjoining residential properties. In particular, driveway access to any building should have a maximum gradient of 1-in-5.

99 Semi-basement or undercroft car parking should be suitably integrated with building form and should only occur where:

(a) the overall height and bulk of the development does not adversely impact on streetscape character or the amenity of adjacent properties;

(b) vehicles can safely exit from the site without compromising pedestrian safety or causing conflict with other vehicles;

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(d) driveways and adjacent walls, fencing and landscaping are designed to provide adequate sightlines from vehicles to pedestrians using the adjacent footpath;

(e) openings into undercroft garage areas are designed to integrate with the main building so as to be visually unobtrusive;

(f) incorporate adjacent landscaping, mounding and/or fencing to improve its presentation to the street and to adjacent properties; and

(g) the overall streetscape character of the locality is not adversely impaired (e.g. visual impact, building bulk, front setbacks relative to adjacent development).

Safety and Security

100 Dwellings should, wherever reasonably practical, be designed to overlook public and communal streets and public open space (particularly facilities commonly used in those areas) to allow casual surveillance.

Design Techniques (Design Techniques illustrate ONE WAY of satisfying the associated principle of development control)

100.1 Dwellings adjacent to public or communal streets or public open space have at least one habitable room window facing such areas and a sill height of 1500mm or less.

101 Site planning, buildings, fences, landscaping and other features should clearly differentiate public, communal and private areas.

102 Buildings should be designed to minimise access between roofs, balconies and windows of adjoining dwellings.

103 Pedestrian access and car parking within communal areas should be clearly defined and appropriately lit.

104 Where practical, access should be provided to communicate between the front and rear spaces of dwellings either by walkways, driveways or laneways.

Site Facilities and Storage

105 Site facilities for group dwellings and residential flat buildings should include:

(a) a common mail box structure located close to the major pedestrian entrance to the site;

(b) garbage and recyclable material collection areas located for efficient collection; and

which are readily accessible to each dwelling and complement the development and streetscape character.

106 Dwellings with a limited area of ground level private open space should incorporate adequate areas for the storage of goods and chattels, other than food and clothing, either:

(a) in the dwelling (but not including a habitable room);

(b) in a garage, carport or outbuilding; or

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Centres and Shops

OBJECTIVES

Objective 20: Shopping, administrative, cultural, community, entertainment, educational, religious, and recreational, facilities located in integrated centres.

Objective 21: Centres established and developed in accordance with a hierarchy based on function of each type of centre as appropriate for the region.

Objective 22: A hierarchy of centres located in centre zones.

Objectives 20, 21 and 22 apply to the grouping of facilities into centres and the location of those centres.

The grouping of a wide range of facilities in integrated centres will benefit the community by encouraging economic, and shared, use of facilities, providing a meeting place for communities, and encouraging ready access by both public and private transport.

The hierarchy of centres is based on the principle that each type of centre provides a proportion of the total community requirement for goods and services commensurate with its role.

Centres outside the area of Metropolitan Adelaide are of the following types:

(a) District Centre;

(b) Neighbourhood Centre; and

The degree to which the various facilities can be located within a centre will depend, among other things, upon the size of the centre, the specific policies relating to the centre, the implications of competing centres for the population being served, and the characteristics of the population to be served. Each development proposal for a centre should be evaluated against that centre's, and other centres', defined roles in the centres hierarchy.

New development in centres should result in the expansion of the total range of retail goods and services available to the population to be served, have regard to the location and role of other existing and proposed centre zones, and be of a size and type which would not demonstrably lead to the physical deterioration of any existing centre zone, or designated shopping area.

The identification of each zone or area in a hierarchy of centres should be such as to:

(a) cater for existing and future shopping and community needs;

(b) provide a degree of choice in the location of centre facilities;

(c) be safely and readily accessible to the population to be served, particularly by public transport (where appropriate), and obviate the need for unscheduled large-scale traffic and transport works;

(d) have minimal adverse impacts on residential areas;

(e) concentrate development on one side of a primary road, or one quadrant of a primary road intersection, and have minimal adverse impact on traffic movements on primary roads. Linear extension of centre zones, or areas, along primary and primary arterial roads is to be minimised;

(f) reflect the potential to rehabilitate, or extend, existing centre zones, or areas, and make effective use of existing investment in public infrastructure, utilities and transport, with any costs involved being offset by benefits to the population being served;

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(g) be of a size and shape suitable for their functions, with car parking provided;

(h) have regard to the maintenance of retail employment levels in the area; and

(i) have regard to the degree to which existing centres satisfy the above objectives.

The development of new centres may be staged, and specific areas may be set aside for community and other non-retail uses, with the total integrated development producing a character desired for that particular centre.

Objective 23: District centres to include shopping facilities that provide mainly 'convenience' goods and a sufficient range of 'comparison' goods to serve the major weekly shopping trips, as well as a comparable range of other community facilities.

The size of a district centre and the range of facilities within it may vary throughout the region but should be related to the size and characteristics of the population it serves. One district centre may function as a 'Regional Centre' with a commensurate increase in size and range of functions. The size of a district centre, and the range of facilities within it, should be related to the size and characteristics of the population it serves.

The following list indicates those facilities which are appropriate in a fully developed district centre:

Ambulance Station Library Bank Office (general, professional, Child Minding/Child Care Centre governmental) Church Park Cinema Personal Service Establishment Civic Centre Playing Fields Club/Meeting Hall Police Station Community Health Centre Pre-school Commercial Development Primary School Consulting Room Restaurant Day Care Centre Secondary School Discount Department Store Service Station Further Education Speciality Shop Hospital Special School Hotel/Tavern Supermarket Indoor Recreation Centre Swimming Pool

Objective 24: Neighbourhood centres to include shopping facilities that provide mainly 'convenience' goods to serve the day-to-day needs of the neighbourhood, and a limited range of more frequently required 'comparison' goods as well as a narrow range of facilities. There are not likely to be administrative facilities in neighbourhood centres.

The size of a neighbourhood centre, and the range of facilities within it, may vary within the region but it should be related to the size and characteristics of the population it serves.

The following list indicates those facilities which are appropriate in a fully developed neighbourhood centre:

Bank Park Branch Library Personal Service Establishment Child Minding/Child Care Centre Playing Field Church Pre-school Club/Meeting Hall Primary School Commercial Development Restaurant Community Welfare Local Office Service Station Consulting Room Speciality Shop Local Health Centre Squash Court Office (to serve nearby residents) Supermarket

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Objective 25: Local centres to include shopping and local community facilities to serve the day-to-day needs of the local community.

Local centres on arterial, or primary, roads should comply with the same criteria as those for other centres.

Objective 26: Retailing, not consistent with facilities envisaged in a centre, located and operated so as not to adversely affect any designated centre, commercial, business or residential area, and traffic movement on local, primary and primary arterial, roads.

The diversification of locations for retailing, which provides goods and services not compatible with the grouping of facilities envisaged for regional, district and neighbourhood centres, may be considered so long as the integrity of the centre hierarchy is not compromised and the development is compatible with land uses in the locality.

Retail development of this kind should be evaluated having regard to:

(a) its locational and operational compatibility with existing shopping, business, commercial areas, including the nature of the goods and materials to be stocked, and the noise levels of vehicles and plant used on, and servicing, the site;

(b) its effect on adjacent residential development;

(d) the adequacy of vehicular access and car parking; and

(e) the maintenance of building and site development standards required for centres.

PRINCIPLES OF DEVELOPMENT CONTROL

131 Shopping development should be located as follows:

(a) a shop, or group of shops, with a gross leasable area of greater than 450 square metres should be located in a business, centre, or shopping zone, or area;

(b) a shop or group of shops with a gross leasable area of 450 square metres or less should not be located on a primary arterial road unless located in a business, centre, or shopping zone, or area;

(c) a shop or group of shops with a gross leasable area of 450 square metres or less located outside a business, centre, or shopping zone, or area, should:

(i) not hinder the development or function of any business, centre, or shopping zone, or area; and

(ii) conform to the design, access, and car parking requirements for business, centre and shopping zone, or area, set out in principles of development control numbered 132, 133 and 134 below.

132 Business, centre, and shopping zones, or areas, should meet the following criteria:

(a) their location and assigned role in the hierarchy of designated centres and designated centre zones or areas;

(b) the need to integrate facilities in the zone or area;

(d) multiple use of facilities and sharing of utility spaces;

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(e) attractive development, with a unified design of buildings and a close relationship between shops in a lively setting;

(f) materials compatible with the natural features of the site and adjacent development;

(g) acceptable microclimatic conditions and degree of exposure in designing and orienting buildings, and locating open space and parking areas;

(h) development and operation of facilities within a zone, or area, compatible with adjoining areas. This should be promoted through landscaping, screen walls, centre orientation, location of access ways, buffer strips and transitional use areas;

(i) signs designed in scale with the amenity of the area, and be carefully located. Illumination from signs or floodlights should not spill over to adjacent areas;

(j) access and parking for residential areas located with centres separate from the access and car parking areas serving the other centre facilities; and

(k) integration of public transport requirements, where appropriate.

133 Provision for the movement of people and goods within business, centre, and shopping, zones, or areas, should comply with the following:

(a) development should not cause inconvenient and unsafe traffic and pedestrian movements, or be likely to result in the need for significant expenditure on transport and traffic works, or facilities within, or outside the locality;

(b) developments should be concentrated for pedestrian convenience and not allowed to extend unnecessarily along road frontages; (increasing the depth of development is a more desirable alternative);

(d) access to car parking areas should be designed not to cause congestion or detract from the safety of traffic, on abutting roads;

(e) adequate and convenient provision should be made for service vehicles and the storage and removal of waste goods and materials;

(f) car parks should be orientated to facilitate direct and convenient access of pedestrians between them and the facilities they serve; and

(g) parking areas should be consolidated and co-ordinated into convenient groups, rather than located individually, and access points should be minimised.

134 Landscaping should form an integral part of centre design, and be used to foster human scale, define spaces, reinforce paths and edges, screen utility areas, and generally enhance the visual amenity of the locality.

135 Centres should be highly accessible to the population to be served, especially by public transport, where applicable.

136 Centres should have a minimal adverse impact on traffic movements on primary and primary arterial, roads.

137 Centres should develop on one-side of a primary, or primary arterial, road, or one quadrant of a primary, or primary arterial, road intersection. Where centre facilities already straddle a primary or primary arterial, road, or the intersection of two primary, or primary arterial, roads, development within them should:

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(a) concentrate on one-side of the primary, or primary arterial, road, or one quadrant of the primary, or primary arterial, road intersection; and

(b) minimise the need for pedestrian and vehicular movement across the primary or primary arterial, road, from one part of the centre to another.

138 Residential development within a Centre Zone should be designed to minimise noise impacts on its occupants from other land uses occurring, or reasonably expected to occur, within the Zone.

139 Residential development should not unreasonably interfere with the operation of surrounding non-residential uses that form part of a locality’s desired character.

140 Noise sensitive development should be designed to protect its occupants from external noise sources contemplated within the relevant Zone or Policy Area and that does not unreasonably interfere with the operation of non-residential uses contemplated within the relevant Zone or Policy Area.

141 Development with potential to emit significant noise (including licensed entertainment premises and licensed premises) should incorporate appropriate noise attenuation measures into their design to prevent noise from causing unreasonable interference with the desired character of the locality, as contemplated in the relevant Zone or Policy Area.

142 Centres should have minimal adverse impacts on residential areas.

143 Centres should be so located as to make effective use of existing investment in public infrastructure utilities, transport and other facilities, and any costs involved should be offset by benefits to the population being served.

144 Centres should be located consistent with policies pertaining to adjoining Council areas.

145 The development of centres should not result in the physical deterioration of any designated centre.

146 Shopping development which is more appropriately located outside of business, centre, or shopping zone, or areas, should:

(a) be of a size and type which would not hinder the development or function of any business, centre, or shopping zone, or area, in accordance with the objectives and principles of development control for centres and shops, and the objectives and principles of development control for the appropriate zones, or areas;

(b) conform to the criteria above, and the design, access, and car parking requirements for business, centre, and shopping zones, or areas, set-out in principles of development control above;

(d) not demonstrably lead to the physical deterioration of any designated centre.

Outdoor Dining

147 Outdoor dining should:

(a) provide sufficient set-backs, such as from kerbs and property boundaries, and clearances, such as from buildings;

(b) be located in an area safe for patrons where the security of the building is not compromised;

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(d) ensure that it does not hinder free and uninterrupted pedestrian access along pedestrian pathways; and

(e) ensure wheelchair access to pedestrian ramps is not compromised.

148 Fixed glass screens, plastic blinds or freestanding removable canvas screens should not create an enclosure or clutter the footpath, nor detract from the desired character of the locality. Glass screens should be clearly marked to ensure adequate visibility for pedestrian safety.

149 Structures should:

(a) be of high quality design and form an integral part of the streetscape and be in a very good condition;

(b) not restrict public access; and

150 Signage involving any item or structure for outdoor dining, that identifies the business name or logo, or advertises goods sold on the premises, is only appropriate on glass, canvas screens and umbrellas and should meet the following:

(a) signage and advertisements should be designed to improve and complement the amenity of the premises, be of an appropriate design and be consistent with the desired character of the locality;

(b) advertisements on umbrellas, canvas and glass screens should not exceed a portion that covers 10 percent of the total available space on each item, up to half of which may be commercial advertisements in the form of product logos used or sold by the premises;

(d) third party advertising (i.e. advertising involving goods not sold by the premises) on outdoor dining items should not occur.

Coastal Areas

OBJECTIVES

Objective 27: Manage development in coastal areas to sustain or enhance the natural coastal environment.

The coastal areas of the State are important for their onshore and marine environmental and landscape values, as well as for developed uses such as towns (including holiday settlements), tourism, marinas, commercial farming, aquaculture and recreation. Development a considerable distance from the coast (mainland or island) can affect all these areas if it influences the environment, general character and amenity of the coastal area or interferes with coastal processes such as erosion, tide and storm flooding or sand drift.

Much of the coast is subjected to the forces of waves, tides and sea-currents, particularly during storms. 'Soft' coasts develop a balance between the sea and the land which changes with the seasons, a so called dynamic equilibrium. For example, beach and sand dunes built-up during months of relative calm will be eroded during stormy seasons, only to be built-up again after the storms have passed. As well, wave action and currents are continually moving sand along the shore, often resulting in a net drift of material in one direction. Development can either directly or indirectly, interfere with these processes for example by changing surface and groundwater flows, and result in permanent loss of beach and dunes.

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194 The coastline and its visual amenity should not be significantly impaired by the onshore development of marine aquaculture storage, cooling and processing facilities. Where possible these facilities should be:

(a) located, sited, designed, landscaped and developed at a scale and using external materials to minimise any adverse visual impact on the coastal landscape;

(b) established in areas appropriately zoned and with appropriate vehicular access arrangements; and

No Premature Development

195 Development, including land division, urban, holiday settlement, tourist development and other urban-type developments should be:

(a) compact not linear development;

(b) contiguous with any existing built-up areas;

(c) developed in a staged and orderly manner which facilitates the economic provision of services and infrastructure; and

(d) in particular no such development should occur without provision of an adequate reticulated domestic-quality mains water supply and a common effluent drainage scheme.

Redevelopment of Unsatisfactory Areas

196 Existing development which is contrary to the objectives for coastal areas should not be redeveloped unless the redevelopment significantly rectifies the unsatisfactory aspects.

Movement of People and Goods

OBJECTIVES

Objective 44: The safe and efficient movement of people and goods.

The primary and secondary road network for the Council area is shown on Fig OM/2. The primary network includes the Adelaide/Victor Harbor Road.

Objective 45: The free flow of traffic on roads by minimising interference from adjoining development.

Some kinds of development attract large numbers of vehicles which create traffic hazards and congestion on streets in the vicinity unless special provision is made to accommodate them. Off-street parking should be provided in association with development so that streets can provide for the safe and efficient flow of traffic.

Objective 46: The location of roads on the Fleurieu Peninsula so that the natural and scenic qualities of the area are maintained.

Particular care should be taken to ensure that the detailed design and improvement of roads do not unduly disturb landforms, vegetation, wildlife, and other attributes, which make the area attractive for recreation and tourism. Recreational drivers should be encouraged to remain on major and minor tourist roads, rather than the tracks serving rural properties which traverse the more remote parts of the area.

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Objective 47: Development of scenic routes and promotion of their use by tourists.

A system of scenic routes should be established and signposted through the region. Such routes should pass through attractive areas, and link vantage points and places of interest.

Objective 48: Provision of a safe and efficient network of roads, paths and tracks to accommodate satisfactorily various types of traffic.

Objective 49: Provision of an effective public transport system to facilitate travel to, from and within the district.

Objective 50: Provision of public parking areas to protect public roads from congestion.

Objective 51: Provision of vehicular-free areas, particularly in the business centre.

PRINCIPLES OF DEVELOPMENT CONTROL

197 Development should conform with the following principles relating to traffic, parking and vehicles access, in addition to any relevant land use specific parking standards:

(a) development should provide safe and convenient access for private vehicles, cyclists, pedestrians, service vehicles, emergency vehicles and public utility vehicles;

(b) access points onto public roads should be designed and located so as to minimise traffic hazards, queuing on public roads, and intrusion into adjacent residential areas;

(c) the number, design and location of access points onto arterial roads should be such as to minimise traffic hazards, queuing on the roads, right turn movements and interference with the function of intersections, junctions and traffic control devices;

(d) where development is located adjacent to an intersection it should not create an obstruction or impair the visibility for drivers of motor vehicles entering arterial roads;

(e) development should provide sufficient off-street parking to accommodate resident, visitor, customer, employee, and service vehicles;

(f) (i) where a development is required to provide car parking of 25 spaces or more, at least one car parking space should be provided in every 25 spaces for the disabled; and

(ii) parking spaces for the disabled should be conveniently located in relation to building entrances, ramps, and other specialised access facilities required or necessary for use by the disabled;

(g) the layout of all parking areas should be designed so as to obviate the necessity for vehicles to reverse onto public roads;

(h) car parking areas should be sealed with material which will minimise any mud or dust hazard and provide an even, low maintenance pavement;

(i) car parking areas should be:

(i) line marked to indicate parking bays, movement aisles and direction of traffic flow;

(ii) graded and drained to efficiently remove surface water; and

(iii) landscaped to screen and shade vehicles in the parking area whilst retaining suitable lines of sight for safe vehicle and pedestrian movements;

(j) individual car parking areas should, wherever possible, be designed and located so that:

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(i) vehicular movement between them does not require the use of public roads; and

(ii) the number of access points is minimised;

(k) development should provide an opportunity for shared use of car parking facilities, and integration of car parking areas with adjacent development so as to reduce the total extent of car parking areas and reduce the number of access points;

(l) where traffic control measures, public works and other relevant facilities are required as a direct result of a development being undertaken, the cost of such works or facilities should be borne by the developer; and

(m) landscaping should be provided and maintained to screen, shade and enhance the appearance of car parking areas. To this end parking spaces should not be located closer than two metres from any adjacent street alignment to allow the provision of adequate screen planting.

198 All development should be adequately serviced by providing:

(a) unobtrusive, screened areas for the storage and removal of waste materials; and

(b) adequate on-site area which enables the manoeuvring, loading, unloading, fuelling and storage of vehicles associated with the use of the site, and which facilitates the entry and exit of vehicles in a forward direction.

199 Adequate car parking should be provided on-site to accommodate the demand generated by the proposed development. Minimum standards for various land use activities are detailed in Table ViH/7 and elsewhere in the Development Plan.

200 Development within the Regional Town Centre Zone, where off-street car parking cannot be provided at the rate stipulated in Table ViH/7, should not be undertaken unless:

(a) the car parking shortfall is provided on a suitable alternative site. Such a site will need to be on adjacent land to the primary site, be easily accessible and available for vehicle parking at the appropriate times. Shared or reciprocal parking agreements should be secured with registered and binding agreements by way of rights of way and/or easements registered on the respective certificates of title for the land parcels; or

(b) where deemed appropriate by Council, a financial contribution at the specified rate per car park is paid to the Council Car Park Fund for any under-provision of on-site car parking, measured against the rate of parking stipulated in Table ViH/7, with respect to development within a designated area which is split into three rate levels and Policy Areas as defined in Fig ViH/1 and Fig ViH/2. The specified rate per car park (financial contribution) is that appearing in the Gazette and is subject to discount in accordance with Council Wide Principle of Development Control 183.

201 Development within the Local Centre Zone shown on Maps ViH/18 and 24, and Neighbourhood Centre Zone shown on Map ViH/13, where off-street car parking cannot be provided at the rate stipulated in Table ViH/7, should not be undertaken unless:

(b) where deemed appropriate by Council, a financial contribution may be made at the specified rate per car park to the Council Car Park Fund for any under-provision of on- site car parking, measured against the rate of parking stipulated in Table ViH/7.

Note: Shared or reciprocal parking agreements should be secured with registered and binding agreements by way of rights of way and/or easements registered on the respective certificates of title for the land parcels. The Car Park Fund is split into three rate levels of which the lowest rate is applied to these zones. The specified rate per car park (financial contribution) is that appearing in the Gazette.

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202 Development involving the use of heritage buildings identified as heritage places in Table ViH/3 and developments providing pedestrian through-site links identified by the Regional Town Centre Structure Plan, Map ViH/1 (Overlay 1) Enlargement B, may be subject to a reduction in the rate of on site car parking, where deemed appropriate by Council, in accordance with Council’s Car Parking Fund.

203 Car parking areas should be surfaced, linemarked and landscaped and include lighting to improve safety and security.

204 An adequate supply of on-site secure bicycle parking should be provided to meet the demand generated by the development in accordance with the requirements set out in Table ViH/7.

205 Undercroft parking should project no higher than 1 metre above ground level and should be screened from public view and designed to add interest and creativity to the street frontage.

206 Development should be consistent with Australian Standard AS2890 Parking Facilities.

207 Cycling facilities and networks should be designed and provided in accordance with the relevant provisions of the Australian Standards and Australian Guide to Traffic Engineering Practice Part 14.

Mining

OBJECTIVES

Objective 52: The siting and management of quarrying and similar extractive and associated manufacturing industries so that minimum damage is caused to the landscape.

The permanent effect of mining operations on the appearance of the landscape and water front areas should be considered before operations begin, and the suitability of alternative sites investigated. After workings are finished undesirable structures should be removed, quarry faces beautified by landscaping, or the natural cover of the land restored. In some cases the redevelopment of some areas to other uses should be considered.

Mineral deposits in some instances, underlie other basic resources such as remnant bushland and scenic areas. Development of mineral deposits in these areas should only proceed following full evaluation of the benefits to the community in retaining bushland or scenery as opposed to the development of the deposits, and the relative abundance of alternative mineral deposits. In particular, mining activities in areas suitable for conservation or recreation parks should take place only in the State or national interest under stringent conditions following precise delineation of the sites.

Objective 53: The continued availability of metallic, industrial, and construction, minerals by preventing development likely to inhibit their exploitation.

Mineral resources in the region should be delineated so that adequate supplies of minerals can be secured in areas where there is no major environmental conflict. The most suitable sites, consistent with environmental constraints and expected future demand, should be kept free of development likely to inhibit the exploitation of the resource.

Sufficient land should be available to provide resources for continued production and for the establishment of buffer areas between the mineral deposit and adjoining development.

PRINCIPLES OF DEVELOPMENT CONTROL

208 Mining operations, including the extraction of construction materials and other minerals from mines, quarries and shallow pits, and the dressing and treatment of those minerals, should ensure that the environmental impact of the operations will be minimised and the site reclaimed to an appropriate landform and after-use when operations are complete.

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209 The overall benefit to the community from the minerals produced and the planned after use of the site should outweigh the loss of amenity and other resources resulting from the mining operation.

210 Before a mining operation is undertaken, it should be established that the site contains minerals of the necessary quality and that for reasons of location, quality or other factors no practical alternative source is available.

211 A mining operation should maximise the utilisation of the resource but minimise the adverse impacts of extraction.

212 A sufficient area of land, vegetation or mounding should be established between any site of mining operations and areas for other uses so as to protect those uses from any adverse effects of the mining operations.

213 Mining operations should be conducted in accordance with a development and reclamation program approved by the appropriate authority and which:

(a) ensure that danger or unreasonable damage or nuisance does not arise from the workings or any operations conducted therein;

(b) provides for progressive reclamation of disturbed areas;

(d) renders the site safe for future occupiers or users.

214 An after-use appropriate to the site and the location should be established prior to the commencement of a mining operation, and implemented on completion of the operations.

Crime Prevention

OBJECTIVES

Objective 54: A safe and secure, crime resistant environment.

PRINCIPLES OF DEVELOPMENT CONTROL

215 Development should be designed to maximise surveillance of public spaces through the incorporation of clear lines of sight, appropriate lighting and the use of visible permeable barriers wherever practicable.

216 Buildings should be designed to overlook public and communal streets and public open space to allow casual surveillance.

217 Development should provide a robust environment that is resistant to vandalism and graffiti.

218 Development should provide lighting in frequently used public spaces including:

(a) along dedicated cyclist and pedestrian pathways, laneways and access routes; and

(b) around public facilities such as toilets, telephones, bus stops, seating, litter bins, automatic teller machines, taxi ranks and car parks.

219 Development, including car park facilities should incorporate signage and lighting that indicate the entrances and pathways to, from and within sites.

220 Landscaping should be used to assist in discouraging crime by:

(a) screen planting areas susceptible to vandalism;

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(b) planting trees or ground covers, rather than shrubs, alongside footpaths; and

(c) planting vegetation other than ground covers a minimum distance of two metres from footpaths to reduce concealment opportunities.

221 Site planning, buildings, fences, landscaping and other features should clearly differentiate public, communal and private areas.

222 Buildings should be designed to minimise and discourage access between roofs, balconies and windows of adjoining dwellings.

223 Public toilets should be designed and located:

(a) to promote the visibility of people entering and exiting the facility (eg by avoiding recessed entrances and dense shrubbery that obstructs passive surveillance); and

(b) near public transport links and pedestrian and cyclist networks to maximise visibility.

224 Development should avoid pedestrian entrapment spots and movement predictors, e.g. routes or paths that are predictable or unchangeable and offer no choice to pedestrians.

Waste Management

OBJECTIVES

Objective 55: The orderly and economic development of waste management facilities in appropriate locations.

Objective 56: Minimisation of environmental impacts from the location and operation of waste management facilities.

Objective 57: Waste management facilities to be protected from incompatible development.

PRINCIPLES OF DEVELOPMENT CONTROL

225 Waste management facilities should be located, sited, designed and managed to minimise adverse impacts on both the site and surrounding areas due to generation of surface water and groundwater pollution, traffic, noise, odours, dust, vermin, weeds, litter, gas and visual impact.

226 Landfill operations should not be located in existing or future urban, township, living, residential, commercial, centre, office, business or institutional zones or environmental protection, conservation, landscape, open space or similar zones.

227 Waste management facilities should be provided with appropriate separation distances to minimise adverse impacts on the surrounding area and land uses.

228 Land uses and activities which are compatible with waste management facilities may be located within any separation distances established.

229 Land uses and activities which are not compatible with a waste management facility should not be located within any separation distances established.

230 Organic waste processing facilities for the composting of waste should be located at least a distance of 500 metres from the nearest dwelling, shop, office, public institution or other building designed primarily for human occupation. A lesser distance may be provided where the processing operations and technologies are considered compatible with the surrounding area, land uses and activities. Alternatively, a greater distance may be required where the processing operations are considered incompatible with the surrounding area, land uses and activities.

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231 Landfill and associated facilities for the handling of waste should be located at least a distance of 500 metres from the boundaries of the landfill site. A lesser distance may be provided within the landfill site where the landfill facility is considered compatible with the surrounding area, land uses and activities so that an effective minimum separation distance of 500 metres can be provided and maintained between the landfill facility and potentially incompatible land uses and activities.

232 The area of landfill operations on a site should:

(a) be located a minimum distance of 100 metres from any river, creek, inlet, wetland or marine estuarine area and not within the area of a 1 in 100 year flood event;

(b) not be located on areas with ground slopes of greater than 10 percent except where the site incorporates a disused quarry;

(d) not be located within 3.0 kilometres of an airport used by commercial aircraft. If located closer than 3.0 kilometres the landfill operations should incorporate bird control measures to minimise the risk of bird strikes to aircraft.

233 The area of the organic waste processing facilities on a site should:

(a) be located a minimum distance of 100 metres from any dam, river, creek, natural watercourse, channel or bore, and not within the area of a 1 in 100 year flood event;

(b) not be located on areas with ground slopes of greater than 6 percent;

(d) not be located within 3.0 kilometres of an airport used by commercial aircraft. If located closer than 3.0 kilometres the organic waste processing operations should incorporate bird control measures to minimise the risk of bird strikes to aircraft; and

(e) not be located within 250 metres of a public open space reserve, a forestry reserve, a National Park, a Conservation Zone or Policy Area.

234 The waste management site should be landscaped to screen views of the processing facilities and operational areas.

235 Sufficient area should be provided within the waste management site to ensure on-site containment of potential groundwater contaminants and for the diversion of stormwater.

236 Noise reduction treatments comprising separation distances and the incorporation of on-site treatments should be provided to ensure noise generation associated with the waste management operation does not result in an adverse impact to any existing or future development on an adjacent allotment.

237 Litter control measures which minimise the incidence of windblown litter should be provided on the site of a waste management operation.

238 Leachate from waste management activities should be contained within the property boundary of the waste management site and should not contaminate surface water or groundwater.

239 A leachate barrier should be provided between the operational areas and the underlying soil and groundwater of organic waste processing operations.

240 The interface between any engineered landfill liner and the natural soil should be:

(a) greater than 15 metres from unconfined aquifers bearing groundwater with a water quality of less than 3000 milligrams per litre of total dissolved salts;

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(b) greater than 5.0 metres from groundwater with a water quality between 3000 milligrams per litre of total dissolved salts and 12 000 milligrams per litre of total dissolved salts; and

(c) greater than 2.0 metres from groundwater with a water quality exceeding 12 000 milligrams per litre of total dissolved salts.

241 Surface water run-off from the waste management operations should not cause unacceptable sediment loads in receiving waters.

242 Landfill activities that have a total storage capacity exceeding 230 000 cubic metres should sustainably utilise landfill gas emissions. For smaller landfill activities, if the sustainable utilisation of the gas emissions is not practically feasible, then controlled flaring is appropriate to avoid gases being vented directly to the air.

243 Fencing to a minimum height of two metres should be erected on the perimeter of a waste management site to prevent access other than at appropriate entries. For landfill sites, the fencing should be of chain wire mesh or pre-coated painted metal construction.

244 Plant, equipment or activities that could cause a potential hazard to the public within a waste management site should be enclosed by a security fence.

245 Waste management sites should not be located where access to the site using non-arterial roads in adjoining residential areas is required or likely.

246 Waste management sites should be accessed by an appropriately constructed and maintained road.

247 Traffic circulation movements within the waste management site should be adequate in dimension and construction to support all vehicles hauling waste and to enable forward direction entry to and exit from the site.

248 Suitable access for emergency vehicles to and within the waste management site should be provided.

249 A proposal to establish, extend or amend a waste management operation should include an appropriate Environment Management Plan that addresses the following:

(a) the prevention of groundwater and surface water contamination;

(b) the need to protect and enhance native vegetation;

(b) litter control, dust control and sanitary conditions generally;

(d) fire safety;

(e) security;

(f) maintenance of landscaping and the general condition of the site; and

(g) final contour plan and rehabilitation proposals including soil cover, landscaping, drainage, the removal of any contamination or waste, restoration and the like to ensure compatibility with the surrounding landscape and to enable a suitable after use of the site.

Consolidated - 26 May 2016 79 Victor Harbor (City)

317 Development should ensure that genuine agricultural activities are not prejudiced.

318 Development should ensure the sustainable use of land for primary production by the use of sound land management practices.

319 Development which would remove productive land from agriculture or diminish its overall productivity for primary production, should not be undertaken unless the land is required for essential public purposes.

320 Primary production should be carried out having regard to water conservation, the preservation of bushland remnants and landscape beauty.

321 Buildings should not impair the character of rural areas by reason of their scale or siting.

Appearance of Land and Buildings

OBJECTIVES

Objective 77: The amenity of localities not impaired by the appearance of land, buildings, and objects.

Untidy commercial sites, poorly maintained holiday houses, and abandoned structures, should not be allowed to mar the landscape in the region.

Objective 78: Compatibility of new buildings with the scenic views of Victor Harbor and with surrounding buildings.

Objective 79: Improvement of the appearance of all development throughout the district.

Objective 80: Preservation of landscapes of aesthetic merit, and sites and localities of natural beauty.

Objective 81: Protection of the natural skyline from artificial intrusion.

Objective 82: Provision of attractive, landscaped, parking areas.

PRINCIPLES OF DEVELOPMENT CONTROL

322 Building development should be located and designed in respect of the size, colour, form, siting, architectural style and materials of construction of buildings to harmonise with, the objectives for an area, other buildings of historical significance or heritage value or, in the absence of guidance from these, the predominant character of existing building development.

323 Development should take place in a manner which will not, in respect of its appearance, interfere with the achievement of the objectives for an area or, otherwise, the existing character of scenically or environmentally important areas, including areas which are prominently visible from other land or are frequented by the public.

324 Trees, shrubs and other vegetation should be established as part of development where the environment will thereby be improved.

325 Prior to the commencement of any development, trees, shrubs and other vegetation should be established, or other appropriate measures taken, which would be effective in screening:

(a) future excavation and earthworks (including cutting and filling of natural surfaces, quarrying and stockpiling of excavated material);

(b) new buildings; or

Consolidated - 26 May 2016 80 Victor Harbor (City)

326 Building development should be located or screened effectively so that it is not prominently visible from a primary, arterial, secondary arterial or major local road or scenic route, in the Rural Living 1 Zone, Rural Living 2 Zone, General Farming Zone, Watershed Zone, Rural Coastal Zone and Foreshore Zone.

327 Trees, other vegetation and earth mounding should be retained or provided as part of the development where the environment will be visually improved by such a provision.

328 Alterations or additions to buildings should be designed and constructed to harmonise with the character of the existing building.

329 Development should take place in a manner which will minimise alteration to the existing land form.

330 Excavation and earthworks should take place in a manner that is not extensively visible from surrounding localities.

331 Facilities for the storage and removal of waste materials should not be obtrusive or have an untidy appearance when viewed from adjoining roads or allotments.

332 The rural character, comprising natural features and man-made activities, should be preserved by careful siting, design and landscaping of new building development and or intensive land uses.

333 Driveways and access tracks to properties should be designed and constructed to blend sympathetically with the landscape and to minimise interference with natural vegetation and landforms.

334 Buildings or structures should be sited unobtrusively and be of a character and design which will blend naturally with the landscape.

335 No development should impair:

(a) the natural character of the South Mount Lofty Ranges Region; or

(b) the skyline of the South Mount Lofty Ranges Region.

Outdoor Advertisements

OBJECTIVES

Objective 83: An urban environment and rural landscape not disfigured by advertisements.

Objective 84: Advertisements in retail, commercial and industrial urban areas, and centre zones, designed to enhance the appearance of those areas.

Objective 85: Advertisements not hazardous to any person.

PRINCIPLES OF DEVELOPMENT CONTROL

336 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

Consolidated - 26 May 2016 81 Victor Harbor (City)

337 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.

338 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.

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

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

341 Advertisements should be constructed and designed in a workman-like manner.

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

343 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 coordinated with that theme.

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

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

346 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.

347 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.

348 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.

349 Advertisements should not distract drivers from the primary driving task at a location where the demands on driver concentration are high.

350 Outdoor advertisements should be designed and located to:

(a) reinforce the desired character and amenity of the locality;

(b) be concise and efficient in communicating with the public, avoiding a proliferation of confusing and cluttered displays or a large number of advertisements; and

351 Advertisements should be designed to respect and enhance the desired character and amenity of the locality by the means listed below:

(a) the scale, type, design, location, materials, colour, style and illumination of any advertisements should be compatible with the design and character of the buildings and land to which it is related, and should be in accordance with provisions for the Zone and Policy Area in which it is situated and any relevant provisions in adjacent Zones or Policy Areas;

(b) advertisements should be integrated with the architectural form, style and colour of buildings and wherever possible, requirements for advertisements should be considered in the design of new buildings;

Consolidated - 26 May 2016 82 Victor Harbor (City)

(c) advertisements should be artistically interesting in terms of graphics and construction with intricacy and individuality in design encouraged while maintaining consistency in design and style where coordinated advertisements are appropriate;

(d) structural supports should be concealed from public view or of minimal visual impact;

(e) advertisements on individual premises should be co-ordinated in terms of type and design and should be limited in number to minimize visual clutter;

(f) advertisement should be displayed on the site of any building so as not to protrude above the level of the highest wall of that building; and

(g) free standing signs and advertisements on buildings or sites occupied by a number of tenants should be coordinated; and complementary and the number kept to a minimum.

Telecommunications Facilities

OBJECTIVES

Objective 86: Telecommunications facilities provided to meet the needs of the community.

Objective 87: Telecommunications facilities located and designed to minimise visual impact on the amenity of the local environment.

Telecommunications facilities are an essential infrastructure required to meet the rapidly increasing community demand for communications technologies. To meet this demand there will be a need for new telecommunication facilities to be constructed.

The Commonwealth Telecommunications Act 1997 is pre-eminent in relation to telecommunications facilities. The Telecommunications (Low Impact Facilities) Determination 1997 identifies a range of facilities that are exempt from State planning legislation. The development of low impact facilities to achieve necessary coverage is encouraged in all circumstances where possible to minimise visual impacts on local environments.

Where required, the construction of new facilities is encouraged in preferred industrial and commercial, and appropriate non-residential zones. Recognising that new facility development will be unavoidable in more sensitive areas in order to achieve coverage for users of communications technologies, facility design and location in such circumstances must ensure visual impacts on the amenity of local environments are minimised.

PRINCIPLES OF DEVELOPMENT CONTROL

352 Telecommunications facilities should:

(a) be located and designed to meet the communication needs of the community;

(b) utilise materials and finishes that minimise visual impact;

(d) primarily be located in industrial, commercial, business, office, centre and rural zones;

(e) incorporate landscaping to screen the development, in particular equipment shelters and huts; and

(f) be designed and sited to minimise the visual impact on the character and amenity of the local environment, in particular visually prominent areas, main focal points or significant vistas.

Consolidated - 26 May 2016 Commercial and Industrial Development

365 Industrial or commercial uses of land should be operated during such hours as not to cause nuisance to adjoining landowners.

366 Noise levels generated by an industrial or commercial activity on the site of that activity should not cause nuisance to persons in the locality.

367 Effluent from any industrial or commercial operation, which is likely to cause pollution to any watercourse, should not be discharged to that watercourse.

Building Setback

378 No building should be erected, added to or altered on any land so that any portion of such building is erected, added to or altered nearer to the existing boundary of a road than the distance prescribed for each road or portion thereof, in Column 3 of Table ViH/6, unless the proposal satisfies principles of development control numbered 369 to 373.

379 Non-residential buildings which are large in bulk or height in comparison to other buildings in the locality on land with frontage to the same road should be setback further from that road than those other buildings.

380 Depending upon the degree of their visibility from a road, non-residential buildings having an external surface which is highly reflective, or brightly coloured in comparison to that of other buildings in the locality, on land with frontage to the same road should be setback further from that road than those other buildings.

381 The distance by which non-residential building development is setback from a road should be related to the effectiveness of the screening of views of the building development from that road by existing vegetation, natural landforms or other natural features or by other existing buildings.

The more effective the screening, the less should be the setback of building development from a road.

382 Where an allotment has two or more boundaries to roads, the distance by which building development is setback from a road should be such as will not create unsafe traffic conditions.

383 The distance by which building development is setback from a road should be consistent with the distance by which other buildings on land in the locality with frontage to the same road are setback from that road, particularly where those other buildings are of heritage interest or significance. 208 Victor Harbor (City)

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Consolidated - 26 May 2016

Locality Photos

ALDI – HAYBOROUGH PLANNING STATEMENT

Proposed Development of a mixed use retail, medical and residential development

Prepared for: Date: ALDI Stores June 2016 Proprietary Information Statement

The information contained in this document produced by Ekistics Planning and Design is solely for the use of the Client as identified on the cover sheet for the purpose for which it has been prepared and Ekistics Planning and Design undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Ekistics Planning and Design.

Document Control

Revision Description Author Date V1 Draft Planning Statement RT 14/06/2016 V2 Final Planning Statement RT 17/06/2016

Approved by: RT Date: 17/06/2016

REF 00253 - 001 | 17 June 2016 1 Contents

1. EXECUTIVE SUMMARY 4

2. INTRODUCTION/BACKGROUND 5

3. THE SITE AND LOCALITY 5

3.1 THE SITE 5 3.2 THE LOCALITY AND SURROUNDING DEVELOPMENT 7

4. PROPOSED DEVELOPMENT 8

4.1 LAND USE 8 SUPERMARKET 8 MEDICAL CENTRE 9 RETAIL SHOWROOM 9 RESIDENTIAL DWELLINGS 9 4.2 BUILT FORM 10 SUPERMARKET 10 MEDICAL CENTRE 10 RETAIL SHOWROOM 10 RESIDENTIAL DWELLINGS 11 4.3 ACCESS/EGRESS AND PARKING 12 ACCESS/EGRESS 12 PARKING 12 DELIVERIES 13 PEDESTRIAN ACCESSIBILITY 13 4.4 LANDSCAPING AND SITE WORKS 13 4.5 SIGNAGE 14 4.6 STORMWATER MANAGEMENT 14 4.7 INFRASTRUCTURE DEED 14

5. PROCEDURAL REQUIREMENTS 15

5.1 RELEVANT AUTHORITY 15 5.2 NATURE OF DEVELOPMENT 15 5.3 PUBLIC NOTIFICATION 15 5.4 AGENCY REFERRALS 15

6. DEVELOPMENT PLAN ASSESSMENT 16

6.1 OVERVIEW 16

REF 00253 - 001 | 17 June 2016 2 6.2 ZONE AND COUNCIL WIDE PROVISIONS 16 LAND USE 16 BUILT FORM 19 INTERFACE CONSIDERATIONS 23 TRANSPORT, ACCESS AND PARKING 26 LANDSCAPING 30 SIGNAGE 31 STORMWATER 33

7. CONCLUSION 34

Appendices

Appendix 1. Certificates of Title Appendix 2. Proposed Plans and Elevations Appendix 3. Traffic Impact Assessment GTA Consulting Appendix 4. Outerspace Landscape Plan Appendix 5. Stormwater Statement Bonacci Engineers Appendix 6. Sonus Acoustic Report Appendix 7. ALDI Delivery and Loading Procedures

Figures

Figure 3.1 Subject site and surrounds ...... 6 Figure 3.2 Locality/Land Use Plan ...... 8 Figure 6.1 Zoning and Policy Areas ...... 16 Figure 6.2 Hayborough Concept Plan ...... 17

Tables

Table 2.1 Drawing Schedule ...... 5

REF 00253 - 001 | 17 June 2016 3 1. Executive Summary

Category Details PROJECT Mixed use development comprising retail (supermarket & showroom), medical consulting and residential dwellings together with associated car parking and landscaping ADDRESS OF SITE Lots 702 & 1010 Adelaide Road, Hayborough CERTIFICATE OF TITLE Volume 5935 Folio 63 Volume 5682 Folio 916 SITE AREA 18,615m² FRONTAGE 198 metres – Adelaide Road 62 metres – Agnes Gillespie Drive 45 metres - March Avenue LOCAL GOVERNMENT City of Victor Harbor RELEVANT AUTHORITY Development Assessment Commission (DAC) – Coordinator General Application. DEVELOPMENT PLAN Victor Harbor Council – Consolidated 26 May 2016 ZONING Neighbourhood Centre Zone POLICY AREA/PRECINCT N/A EXISTING USE Vacant Land PROPOSAL DESCRIPTION Staged, mixed-use development comprising: x Stage 1: Freestanding 1,694m² (GLFA) supermarket with associated loading dock, 111 on-site car parking spaces, internal vehicle carriageway, three vehicle crossover points and landscaping; x Stage 2: Freestanding 1,914m² (NLFA) medical centre, freestanding 500m² (NLFA) retail showroom, 97 on-site car parking spaces and landscaping; and x Stage 3: Eight, two-storey residential dwellings with associated garages, landscaping and private road servicing four of the dwellings.

REFERRALS Commissioner of Highways (DPTI) NATURE OF DEVELOPMENT Merit PUBLIC NOTIFICATION Category 2 APPLICANT ALDI Stores CONTACT PERSON Rebecca Thomas – Ekistics Planning and Design – (08) 7231 0286 OUR REFERENCE 00253-001

REF 00253 - 001 | 17 June 2016 4 2. Introduction/Background

This planning statement has been prepared in support of an application by ALDI Stores to construct a mixed use development proposal with associated car parking and landscaping on a vacant site situated at the intersection of Adelaide Road (otherwise known as Victor Harbor Road) and Agnes Gillespie Road, Hayborough, located within the Neighbourhood Centre Zone of the Victor Harbor Development Plan.

This planning statement provides information about the subject site and proposed development and addresses the merits of the development application against the relevant provisions of the ‘Neighbourhood Centre Zone’ (following the recent gazettal of the Victor Harbor Centres and Residential DPA) as well as the most relevant ‘Council Wide’ provisions.

This planning statement has been prepared on the basis of the plans and elevations for the development prepared by Select Architects as identified in Table 2.1 Drawing Schedule below.

Table 2.1 Drawing Schedule

Drawing # Drawing Title DA01 Proposed Location Plan DA02 Existing Site Plan DA03 Proposed Site Layout Plan DA04 Proposed Elevations 1 DA05 Proposed Elevations 2 DA06 Proposed Signage Plan DA07 Proposed Signage Details

3. The Site and Locality

3.1 The Site The subject land is an irregular shaped, vacant parcel of land bound by Adelaide Road, Agnes Gillespie Drive and March Avenue, Hayborough. The land is located within the District Council of Victor Harbor and situated approximately 3.2 kilometres from the centre of the Victor Harbor Township, 4.5 kilometres from Port Elliot and 7.6 kilometres from Middleton.

The following figure identifies the location of the subject land in the context of the surrounding locality.

REF 00253 - 001 | 17 June 2016 5 Figure 3.1 Subject site and surrounds

The site measures 1.861 ha (or 18,615m²) and has a primary frontage to Adelaide Road of 198 metres, a frontage to Agnes Gillespie Drive of 62 metres and a ‘rear’ boundary to March Avenue of 45 metres.

The land is more particularly described as follows:

x Certificate of Title Volume 5935 Folio 63 x Certificate of Title Volume 5682 Folio 916

A copy of the Certificates of Title is located in Appendix 1.

The land is un-vegetated with the exception of a number of small to medium sized shrubs and eucalypt trees which exist along portion of the north-eastern boundary which abuts 4 existing residential allotments with frontage to March Avenue. The rear boundary of these properties abuts the subject site. Other low shrubs and trees are located within the road reserve at the junction of Adelaide Road and Agnes Gillespie Drive.

An informal stormwater channel, which appears to divert stormwater from the east towards Adelaide Road, is located on Council land within Tuck Reserve (running parallel to the site boundary) and along portion of the

REF 00253 - 001 | 17 June 2016 6 Adelaide Road reserve. SA Water sewer pumping infrastructure is located within the road reserve and the north-eastern corner of the land is subject to an easement for electricity supply purposes.

3.2 The Locality and Surrounding Development The locality is quite diverse, comprising a public reserve, single and two storey residential dwellings, multi-level aged accommodation buildings, single storey retirement units, a school, church and a variety of commercial and retail businesses.

More specifically the surrounding development is described as follows:

Chippendale Estate, the marketing name for the now established residential sub-division and development, occupies the land to the east, north and south of the subject land and comprises traditional low to medium density residential development of single and two-storey scale.

To the north of the subject land is the Encounter Lutheran School campus (R-12).

To the south is a relatively undeveloped Council reserve known as Tuck Reserve. The subject land presents a frontage of some 142 metres to this reserve.

Immediately opposite the subject land, on the western side of Adelaide Road is a Southern Cross Care aged accommodation complex (McCracken Views) in the form of a large two-storey building containing 60 rooms. Two parcels of vacant land separate this site from ‘Harbor Village’, a 68-unit retirement living village located south-west of the subject land.

In addition to the retirement units, the Harbor Village site contains the local Lutheran Church (regularly accessed by the Encounter Lutheran School), together with associated community centre facilities.

Approximately 140 metres to the south of the subject site is land within the Commercial Zone used for a range of commercial and retail functions.

A former TAFE education site on the western side of Adelaide Road is currently vacant and has been rezoned to Neighbourhood Centre as part of the Victor Harbor Centres Development Plan Amendment (DPA). It is understood a supermarket, hardware and associated shops may be developed on this land.

Adelaide Road forms a notable feature in the locality, physically separating the existing activities on the western side from those on the eastern side of this Primary Arterial Road.

The figure over page highlights the key land use groupings within proximity of the subject land and demonstrates the mixed use character of Adelaide Road within this locality. The expansion of commercial activity along the road, together with an expansion of the school and medium density aged accommodation, has resulted in an active, vibrant entrance way to Victor Harbor.

REF 00253 - 001 | 17 June 2016 7 Figure 3.2 Locality/Land Use Plan

4. Proposed Development

4.1 Land Use Supermarket A freestanding ALDI Food Store (supermarket) is proposed to be built as Stage 1 of the integrated development and will be located centrally within the subject site and comprises a floor area of 1,660m2 (Nett) of which 1,186m² will be retail floor space and 474m² will be ‘back of house’ functions (refer to Appendix 2).

ALDI stores are in many ways ‘typical’ supermarket shops offering traditional grocery products in a familiar isle by isle format. There are a number of key differences however that distinguish ALDI from other ‘supermarket’ operations. These features include:

x Predominately exclusive ALDI label branded products; x ‘Hard discount’ food and grocery model;

REF 00253 - 001 | 17 June 2016 8 x Simplified, consistent supply chain, building development, internal layout, merchandising, store operations and marketing; x All delivery and logistics undertaken by ALDI employees, with only two 19 metre truck deliveries per 24 hours and one daily bakery delivery via a small rigid vehicle; x Low swept exhaust delivery vehicles (ALDI trucks are to European standards with the exhaust discharge at wheel level on the Prime Mover, i.e. there is no exhaust discharge above the vehicle cabin); x Regulated product range of approximately 1,350 items (compared with typical full-line supermarkets which offer between 20,000-30,000 items); and x Considerably smaller retail floor plate in the order of 1,700m2 (compared with full-time supermarkets which are typically between 3,000m2 to 4,000m2).

A screened loading bay is situated to the rear of the building and provides for efficient delivery by 19 metre semi-trailers. Unlike most supermarket operations, ALDI own, operate and control all of its supply and logistics via its purpose built Distribution Centre in Regency Park. This streamlined system of operation enables ALDI to position itself as a discount supermarket quite differently to its competitors.

The hours of operation for the supermarket will be established and potentially varied in response to customer demands, however will be in accordance with any limitations set out by the Shop Trading Hours Act, 1977.

A typical ALDI store employs 25 full-time equivalent (FTE) employees with 6-10 employees present on site at any one time.

Medical Centre A freestanding medical centre comprising 1,914m² of floor area is proposed in the south-eastern corner of the subject site and is to be built in Stage 2 of the integrated development. This facility is intended as a multi-service medical facility with General Practitioner and Specialist services including an ambulance drop off area. A single main building entry is proposed leading to a central reception/waiting area and connecting through to a series of consult rooms, children’s play area and ‘back of house’/staff space. The design of the building allows for a maximum of 20 medical practitioners, however it is recognized that is highly unlikely this capacity will be reached at any one time.

Retail Showroom A separate freestanding retail showroom of some 500m² in floor area is proposed forward of the medical centre, setback 10 metres from Adelaide Road. The showroom would be used for the sale of retail products for example household goods and homes wares (i.e. furniture, floor/window coverings, lighting, etc.), automotive parts and accessories, hardware, baby equipment, sporting/fitness and/or recreational equipment.

Residential Dwellings Stage 3 of the proposal comprises the balance of the land (abutting the eastern boundary to March Avenue and land in the far south-eastern corner) and proposes the construction of eight, two-storey, residential dwellings. Four of the dwellings will front March Avenue on sites of 315m² and are defined as ‘ddetached dwelling’ in so far

REF 00253 - 001 | 17 June 2016 9 as the dwellings are to be of independent construction (no party walls) but are sited to abut one other and will front a public road (March Avenue).

The remaining four dwellings, proposed on sites of 389m², will comprise ‘ggroup dwellings’ and will be accessed via a new private road forming an extension to March Avenue. They will also be of independent construction (no party walls).

The dwellings comprise a mix of single and two-storey garaging, three bedrooms, open-plan living space and a combination of ground level courtyards and upper level balcony private open space.

These dwellings are a logical extension to the March Avenue streetscape and form a transitional buffer between the existing residential character to the east and the commercial character along Adelaide Road.

4.2 Built Form Supermarket The single storey, flat roofed supermarket building will be setback 14.1 metres from Adelaide Road and 60.3 metres from Agnes Gillespie Road. To the rear, north-eastern boundary, the building will be setback 9.21 metres (being the separation distance from adjoining residential property boundaries).

The building has a maximum height of approximately 8.79 metres, measured from finished ground level to the top of the building. The majority of the building has a height of 5.8 metres.

The supermarket will be constructed of painted concrete precast panels, glazed windows with window awnings and canopies, zincalume roof sheeting and feature painted concrete precast panels. The external plant area is screened from view by parapet walls on a rooftop platform. The loading bay is also screened.

The height variation, high level feature windows, colour variation and graphics provide articulation to the building facade.

Medical Centre The L shaped single storey medical centre building is setback 46 metres from Adelaide Road, with the main facade section setback further at 66 metres. An eight (8) metre pedestrian walkway and landscaping is proposed to separate the building from the proposed residential allotments to the north and a setback of 3.9 metres separates the building from the new internal private road servicing the proposed dwellings in the north-eastern corner of the subject site. To the south-east, the building is setback five (5) metres from Tuck Reserve.

The building is predominately flat roofed with a height of 4.35 metres, the exception being a central double- pitch (butterfly) roof entry feature rising to 7.15 metres.

The contemporary designed medical centre is proposed to be constructed of material such as painted concrete precast panels, metal profile cladding, vertical timber screening and zincalume roof sheeting.

Retail Showroom The retail showroom comprises a simple rectangular form setback 10 metres from Adelaide Road and 5 metres from Tuck Reserve. The building design is consistent with that of the proposed medical centre displaying a

REF 00253 - 001 | 17 June 2016 10 double-pitch roof rising to a maximum height of 6.35 metres. This building will be constructed in similar materials to the medical centre as outlined above.

Residential Dwellings The eight proposed two-storey dwellings comprise the following features:

‘Group dwelling’ House Type A (south-eastern corner of site, accessed via new private road):

x 11.2m site frontages, 35.4m site depths with total site areas of 389m²; x Front boundary setbacks of 5m to upper level balcony and 6m to ground level; x Side boundary setbacks of between 2.2m-4.3m at ground level and 38.8m to the upper level; x Solid detached wall on one side boundary; x Rear building setback of 7.4m; x Recreation space comprising:

» in excess of 120m² of ground floor private open space; » 27m² private rear upper level deck (with 1.7m high privacy screening);

x Open plan ground floor comprising kitchen, living and dining; x First floor comprising three bedrooms, rumpus room, rear deck and front facing balcony; x Double garage parking; x Maximum height of 7.45 metres (to roof pitch); and x Contemporary design incorporating pitched roof, render and brick work walls, timber feature material, generous window proportions to maximize natural light and panel lift garage doors.

‘Detached dwelling’ House Type B (north-eastern corner of site, accessed via March Avenue):

x 9 metre site frontages, 35m site depths with total site areas of 315m²; x Front boundary setbacks of 6m to upper level balcony and 7m to ground level; x Side boundary setbacks of between 1.37m and 1.97m at ground level and 1.87m to the upper level; x Solid detached wall on one side boundary; x Rear building setback of 6m; x Recreation space comprising:

» 54m² of ground floor private open space; » 26.8m² private rear upper level deck (with 1.7m high privacy screening);

x Open plan ground floor comprising kitchen, living and dining; x First floor comprising three bedrooms, rumpus room, rear deck and front facing balcony; x Single garage parking; x Maximum height of 7.4 metres (to roof pitch); and x Contemporary design incorporating pitched roof, render and brick work walls, timber feature material, generous window proportions to maximise natural light and panel lift garage doors.

REF 00253 - 001 | 17 June 2016 11 4.3 Access/Egress and Parking

GTA Consultants have undertaken a detailed traffic and parking study to confirm that the proposed access/egress, vehicle manoeuvring and parking arrangements are feasible, safe and achieve the relevant Australian Standards (refer to Appendix 3).

Access/Egress Access and egress is provided from Adelaide Road via two proposed crossover points and from one crossover point on Agnes Gillespie Road.

The northern most crossover point to Adelaide Road primarily services ALDI and provides for left in only movements. A new left turn lane on Adelaide Road is proposed to facilitate safe movement into the site.

The southernmost crossover to Adelaide Road primarily services the medical and showroom uses and provides for all turning movements. Appropriate facilities will be provided on Adelaide Road for right turn entry and exit to the site, with space available for channelised right-turn treatment in accordance with Austroads guidelines.

An access point off Agnes Gillespie Drive will provide for all vehicle movements, however entry only movements for the 19 metre semi-trailer trucks servicing the supermarket. These trucks will exit via the southernmost crossover onto Adelaide Road.

All three access/egress points and the main internal carriageways will be constructed as part of Stage 1 as illustrated in the Staging Plan (Drawing DA02) found in Appendix 2.

Individual private driveway crossovers will service each of the proposed residential dwellings, accessed off March Avenue and the extended private roadway.

Parking A total of 208 car parking spaces are proposed for the commercial activities on the site. 111 of these will be constructed as part of Stage 1 (supermarket) with the balance of the spaces (97) constructed during Stage 2.

The parking layout has been designed in accordance with the relevant Australian Standards and will be provided with lighting throughout. Parking for people with disabilities has be provided near the entrance of the supermarket and the medical centre. Bicycle racks are also provided at key points within the site.

While a proposed future land division would create a technical separation of the two car parking areas outlined above, in reality, the 208 spaces will function as one integrated car park accessible for all who enter the site for whatever purpose. Appropriate reciprocal access rights would encumber the land to ensure the full balance of the parking provided remains accessible for the whole of the mixed use development.

An exception to this is the separate on-site parking for the eight dwellings, which will be provided as standard private garaging and driveway parking for each proposed residential site at a rate of 2-4 spaces per dwelling (with four of the dwellings comprising single garages and four with double garages).

REF 00253 - 001 | 17 June 2016 12 Deliveries Loading areas are proposed on the eastern side of the supermarket and on the northern side of the retail showroom.

In relation to the supermarket, 24 hour delivery access is sought with two main deliveries made per day by 19 metre semi-trailers which will enter the site via the carriage way off Agnes Gillespie Road and reverse into the loading area. A third delivery via a small rigid vehicle will deliver bakery products once a day. Delivery vehicles will exit the site in a forward direction via Adelaide Road. No delivery vehicles will exit the site via Agnes Gillespie Road. A 2.7 metre acoustic fence is proposed to be constructed along the eastern boundary. A 2.5 metre acoustic wall/screen is proposed along the eastern portion of the loading dock. A copy of the ALDI Delivery and Loading procedures policy is located at Appendix 7.

As mentioned, ALDI oversees and undertakes all its own deliveries and therefore has full control of the operations and logistics which enables the business to minimise the impact of deliveries on customers and nearby residents.

The showroom includes a dedicated delivery/loading area to the rear of the building, able to accommodate a 12.5 metre truck. It is intended that the medical centre also has shared access to this loading area.

Pedestrian Accessibility Pedestrian access into the site will be provided from all access/egress points as well as through to the public reserve to the south of the site, via March Avenue and a new pedestrian link adjacent the medical centre and via a new footpath along the frontage to Adelaide Road.

4.4 Landscaping and Site Works A variety of landscaping is proposed throughout the car parking area and around the perimeter of the site including a combination of trees, screening shrubs and low shrubs and groundcovers at varying heights to offer shade and maintain sightlines. Landscaping plans, prepared by Outerspace Landscape Architects, are included as Appendix 4.

The established row of trees located along the north-eastern boundary (to the rear of the existing March Avenue residential allotments) is proposed to be removed and replaced with a series of screening trees including Crepe Myrtle (max height 6 metres) and Capital Pear (max height 11 metres).

Other trees to be planted within the car parking area and around the perimeter of the site include Gallery Pear (max height 11 metres) and Chinese Elm (max height 10 metres).

The site is relatively level however some cut and fill will occur across the site to provide an even surface for the commercial development components. The boundary behind the supermarket abutting the existing and proposed residential dwellings fronting March Avenue will be graded and retained to a height of 500mm to

1,300mm. A 2.7 metre Colorbond© fence is proposed to be installed along this boundary.

REF 00253 - 001 | 17 June 2016 13 A number of other low retaining walls will be erected around the site but where possible, the land will be graded and vegetated. The existing natural ground levels are shown on the building elevation plans (red dashed line) to illustrate the extent of ground level change proposed.

4.5 Signage A combination of different signage is proposed across the development including 2 x 8m free-standing, double sided light box pylon advertising signs adjacent the main vehicle entry points to identify the site and direct passing traffic to the vehicle entry points. One of these signs is dedicated to the ‘anchor’ tenant, being the ALDI Food Store and one, adjacent the southern-most vehicle entry point, is allocated to the future medical and retail tenancies.

A number of shop front fascia signs are also proposed on the buildings to identify the building entry points.

Specific details of each proposed sign are outlined in the Select Architect drawings located in Appendix 2.

4.6 Stormwater Management Initial stormwater management design for Stage 1 has progressed with preliminary commentary provided by Bonacci (refer Appendix 5). Early advice from Council revealed that additional data would need to be sought from DPTI (who has control of Adelaide Road) and it is therefore proposed to provide additional stormwater management detail following receipt of this information (i.e. after referral of the application to DPTI).

At this stage however, Bonacci have advised that water discharge from the Stage 1 site will be designed to the requirements of the regulating authorities and managed to have no deleterious environmental effects downstream.

In terms of Stage 2 and 3, it is proposed that detailed stormwater design would occur when the future tenants of these building are resolved and final building design and levels are finalized. Accordingly, in the event that the Development Assessment Commission resolves to support the application, we request that the detailed stormwater management design documentation for Stage 2 and 3 be the subject of an appropriate Planning Condition tied to the relevant development stage.

4.7 Infrastructure Deed ALDI Stores have committed to undertaking and/or financially contributing to a range of public infrastructure works within the vicinity of the subject site, acknowledging that the proposed development will have local infrastructure implications. A contractual agreement between ALDI and the Victor Harbor Council has been drafted and would commit ALDI to the following:

x Construction of footpaths around the perimeter of the site; x Construction of all associated roadway works including slip lanes and median strips along Adelaide Road and minor kerb realignment works at the Agnes Gillespie Drive and Adelaide Road intersection (or a

REF 00253 - 001 | 17 June 2016 14 $30,000 financial contribution towards more extensive works to this intersection should Council seek to expand the necessary works at this junction); and x A financial contribution of $125,000 for Council to allocate to public works within proximity of the subject site, for example a pedestrian crossing over Adelaide Road, further footpath construction or the like.

It is anticipated that a requirement to authorise the Deed Agreement would be the subject of a Reserve Matter should DAC resolve to grant Planning Consent for the application.

5. Procedural Requirements

5.1 Relevant Authority The relevant authority to determine the development application is the Development Assessment Commission (DAC), with referral being made to the City of Victor Harbor. A request made under Schedule 10, Part 20 of the Development Regulations, 2008 has been accepted by the State Coordinator-General, Department of Premier and Cabinet for the proposed mixed use development.

5.2 Nature of Development As outlined in Section 4.1, it is considered that the proposal is best described as a “Mixed use development comprising retail (supermarket and showroom), medical consulting and residential dwellings together with associated carparking and landscaping”. Pursuant to the Procedural Matters of the Neighbourhood Centre Zone, the proposal is a ‘consent’, to be assessed on its merits against the relevant provisions of the Development Plan.

5.3 Public Notification The proposed development is within the Neighbourhood Centre Zone and adjacent a Residential Zone. Therefore, the proposal is a Category 2 form of development (Schedule 9 Part 2 (19) of the Development Regulations, 2008).

5.4 Agency Referrals Given that the proposed development will create a new access in relation to an existing arterial road (Adelaide Road) it is understood that the proposal will be referred to the Commissioner of Highways (DPTI – Traffic), pursuant to Schedule 8 (3, c) of the Development Regulations, 2008.

Given that the Development Assessment Commission (DAC) is the relevant Planning Authority, it is also understood that the proposal will be referred to the City of Victor Harbor.

REF 00253 - 001 | 17 June 2016 15 6. Development Plan Assessment

6.1 Overview The subject land is located within the City of Victor Harbor and, accordingly, the relevant Development Plan is the Victor Harbor Council Development Plan – Consolidated 26 May 2016. Following the recent gazettal of the Ministerial Victor Harbor Centres and Residential DPA, the subject land is located within the Neighbourhood Centre Zone with no associated Policy Areas or Precincts. The figure below shows the relevant zoning for the site and the surrounding land.

Figure 6.1 Zoning and Policy Areas

6.2 Zone and Council Wide Provisions The following provides an assessment of the proposal against the relevant Development Plan Objectives and Principles of Development Control.

Land Use The proposed mixed use development is specifically envisaged within the Neighbourhood Centre Zone as demonstrated by the following provisions (our underlining emphasis):

REF 00253 - 001 | 17 June 2016 16 OBJ 1 An activity centre providing a range of shopping, community, business, and recreational facilities for the surrounding neighbourhood.

OBJ 2 An activity centre that provides the main focus of business and community life outside of the Regional Town Centre Zone, and provides for the more frequent and regularly recurring needs of a community.

OBJ 3 An activity centre accommodating residential development in conjunction with non-residential development.

Desired Character Statement - Hayborough Area

Development of the Hayborough Area of the Neighbourhood Centre Zone will be undertaken in accordance with Concept Plan Figure NCe/1, an extract of which is provided in the figure below.

Figure 6.2 Hayborough Concept Plan

REF 00253 - 001 | 17 June 2016 17 Stand-alone residential dwellings may be developed fronting March Avenue, however, all other residential development in the Hayborough Area will be in conjunction with non-residential development.

PDC 1 The following forms of development are envisaged in the zone:

Bank

Bulky goods outlet

Child care facility

Consulting room

Dwelling primarily in conjunction with non-residential land use

Library

Health centre

Office

Petrol filling station

Place of worship

Playing field

Pre-school

Primary school

Recreation area

Restaurant

Shop

Supermarket

Tourist accommodation with no gaming or public bar facilities.

PDC 5 Dwellings should be located only behind or above non-residential uses on the same allotment other than:

(a) within the Hayborough Area where residential development has direct frontage to March Avenue;…

The following Council Wide provisions are also relevant when assessing the suitability of land use.

OBJ 8 Orderly development of the district, with economic extension of services and facilities and land division which sets aside suitable sites for shopping, open space, employment, education, recreation, human services and community facilities.

REF 00253 - 001 | 17 June 2016 18 OBJ 20 Shopping, administrative, cultural, community, entertainment, educational, religious, and recreational, facilities located in integrated centres.

OBJ 21 Centres established and developed in accordance with a hierarchy based on function of each type of centre as appropriate for the region.

PDC 143 Centres should be so located as to make effective use of existing investment in public infrastructure utilities, transport and other facilities, and any costs involved should be offset by benefits to the population being served.

Planning Assessment

The proposal seeks to construct an integrated, mixed use centre on a vacant parcel of land recently rezoned for commercial development, together with dwellings in conjunction with non-residential land uses.

The range of land uses proposed, including retail, medical consulting rooms and dwellings, expressly reflects the activities encouraged within the Neighbourhood Centre Zone and is sited consistently with the layout of land uses sought in Concept Plan Figure NCe/1.

Further we note that the centre presents a modest sized commercial hub which is suitable for its function in catering for the existing and future population's shopping and community needs.

The new centre will provide a degree of choice for residents and visitors and is situated so as to offer a safe and readily accessible retail and community function to the population it will serve.

The proposal achieves the relevant provisions of the Development Plan related to land use.

Built Form The Development Plan provisions that follow are considered directly relevant to the issue of built form:

Neighbourhood Centre Zone

Desired Character (extract)

Development will be of a high architectural design standard and appearance that responds to and reinforces positive aspects of the local environment and built form. Active frontages will be promoted through the frequency of different tenancies, diversity of activities, a high proportion of windows and numerous pedestrian entrances. Verandahs will be provided to create a comfortable and intimate place for pedestrians and large blank walls will be avoided.

The activity centres at McCracken and Hayborough occupy prominent locations and, as such, it is important that built form and associated advertisements do not overwhelm the respective localities. This will be achieved through the appropriate siting of taller buildings (or taller elements of buildings), use of setbacks from roadways (including a minimum of 3 metre setback from both Adelaide and Hindmarsh roads) and adjacent residential sites, landscaping of all frontages to soften built form, and the use of colours and materials.

REF 00253 - 001 | 17 June 2016 19 PDC 7 Buildings should:

(a) not exceed three storeys (or 12 metres in height) above existing natural ground level;

(b) be orientated towards the street and not turn its back on the public domain;

Council Wide

PDC 312 Building development should be located and designed in respect of the size, colour, form, siting, architectural style and materials of construction of buildings to harmonise with, the objectives for an area, other buildings of historical significance or heritage value or, in the absence of guidance from these, the predominant character of existing building development.

PDC 369 Non-residential buildings which are large in bulk or height in comparison to other buildings in the locality on land with frontage to the same road should be setback further from that road than those other buildings.

PDC 370 Depending upon the degree of their visibility from a road, non-residential buildings having an external surface which is highly reflective, or brightly coloured in comparison to that of other buildings in the locality, on land with frontage to the same road should be setback further from that road than those other buildings.

PDC 371 The distance by which non-residential building development is setback from a road should be related to the effectiveness of the screening of views of the building development from that road by existing vegetation, natural landforms or other natural features or by other existing buildings.

PDC 58 Building appearance should not detract from the existing or desired future character of the locality in terms of built form elements such as:

(a) building height;

(b) building mass and proportion;

(d) ground floor height above natural ground level;

(e) roof form and pitch;

(f) facade articulation and detailing and window and door proportions;

(g) verandahs, eaves and parapets; and

(h) driveway crossovers, fence style and alignment.

PDC 59 Dwellings adjacent to streets should include doorways or fenestration facing towards the primary frontage.

REF 00253 - 001 | 17 June 2016 20 PDC 60 Entries to dwellings should be clearly visible from streets which they front so that visitors can easily identify a particular dwelling.

PDC 61 The visual bulk of buildings adjacent to street frontages and private open space should be reduced through design techniques such as colour, building materials, detailing and articulation.

PDC 62 Buildings should be designed and sited to minimise the impact of building bulk on the private open space of adjacent sites by:

(a) separating upper storey parts of buildings from neighbouring private open space; and

(b) using articulation, colour, materials and detailing.

PDC 63 The design of residential flat buildings should define individual dwellings in the external appearance of the building.

PDC 66 Dwellings should be setback from public roads as follows:

(a) dwellings (including verandahs, etc.) should be setback a minimum of 6.0 metres from primary street frontages or, 8.0 metres where it is considered to be fundamental to ensure compatibility with the existing residential development, particularly where peripheral coastal views are relevant; and

(b) dwellings (including verandahs, etc.) should be setback a minimum of 2.0 metres from secondary street frontages.

PDC 71 Dwellings should include design elements such as variation in materials and variation in side and rear boundary setbacks so as to:

(a) reduce the perceived mass and visual impact of buildings from adjoining properties;

(b) minimise overshadowing of adjoining properties;

(d) promote energy conservation by maintaining adequate access to winter sunlight to the main living areas of adjoining dwellings.

PDC 75 The site coverage does not exceed 60 percent to provide sufficient space for:

(a) pedestrian and vehicle access and vehicle parking;

(b) storage and clothes drying;

(d) front, side and rear boundary setbacks appropriate to the locality; and

(e) opportunities to establish landscaping.

REF 00253 - 001 | 17 June 2016 21 PDC 81 Dwellings should have private open space areas which are of sufficient area, shape and gradient, and appropriately located to be functional for likely occupant needs as follows:

(a) a minimum dimension of 2.5 metres for ground level or roof top space; or

(b) a minimum dimension of 2 metres for upper level balconies or terraces.

Planning Assessment – Commercial Development

The supermarket, showroom and medical centre buildings present a contemporary, low profile design and represent an overall form that is sympathetic to the scale of development in the locality.

The appearance of the development and in particular the materials and colours incorporated within the buildings, in conjunction with the landscaping scheme, will significantly enhance the subject site and contribute to defining the character of the locality.

A range of materials are proposed which, in conjunction with the architectural design, will present a robust yet restrained built form appearance. While the use and form proposed varies from the immediately surrounding built form and uses, the development incorporates many features which aim to harmonise with the locality.

Extensive areas of uninterrupted walling have been avoided by using a variety of window openings (including high level windows), awnings and canopies, wall colour variation, feature concrete panels, signage and graphics within each building facade.

The three commercial buildings are set well back from Adelaide Road and are also separated from each other, providing a break in built form mass and providing space for pedestrian access and landscape planting around and between buildings. The siting arrangements also enable the on-site car parking to be dispersed across the site, minimising the visual expanse of hard surface and again, providing for plantings around and in-between the parking areas.

In considering the building heights and mass, it is important to recognise that the site on which the commercial buildings will be built is lower than the land on which the existing and proposed residential properties are sited. In relative terms (when standing within the residential properties to the east), the height of the proposed commercial buildings will appear between 500mm to 1,300mm less than actual height. This ‘sinking’ of the commercial site below the residential area to the east limits the visibility and scale of the development from the residential sites, as well as reducing the apparent activity, noise and vehicle movement generated by the commercial development.

The subject site is situated on a relatively visible corner location, reinforced by the curvature of Adelaide Road and the slightly raised topography of the subject land. The proposed mixed use development of the land is considered to contribute to the sense of arrival at the destination (Victor Harbor).

Planning Assessment – Residential Dwellings

The proposed semi-detached dwellings are of contemporary design and form and while somewhat distinct from the immediately surrounding dwellings, do achieve the desired allotment sizes, frontage widths, building height,

REF 00253 - 001 | 17 June 2016 22 private open space and built-form mass, proportions and roof design sought by the adjacent Residential Zone. The external materials and colours are suitable in the context of the adjacent residential character.

The proposed eight residential sites provide appropriate area and dimensions for the siting and construction of suitable dwellings, the provision of sufficient private outdoor space and convenient vehicle access and parking. Garaging and covered outdoor entertainment areas are incorporated in to the dwelling designs ensuring that the setbacks and site coverage illustrated will not be further impacted on by future ancillary structures.

The dwellings present towards the ‘street’ with visible front entrances, albeit that four of the dwellings face a proposed new internal private road. A future land division would establish this road as ‘common land’ associated with the community title division of the four new allotments. The intention is that this road will appear as a narrowed extension to March Ave and be ‘open’ for pedestrians to traverse through to the commercial development area and the public reserve.

The proposed front building setbacks align with adjoining dwellings and provide sufficient area for vehicle parking and landscaping. Side and rear boundary setbacks provide for adequate separation from existing adjoining dwellings to reduce the perceived mass and visual impact of the new infill dwellings.

In summary, the proposed dwellings are of a suitable scale, form, density and appearance that maintains and achieves the desired character of the locality.

Interface Considerations The following Development Plan provisions are considered most relevant in the assessment of the potential interface considerations.

Neighbourhood Centre Zone

OBJ 5 Development located and designed to minimise adverse impact and conflict between land uses, both within the zone and in adjoining areas.

PDC 9 Development should be sited and designed to minimise negative impacts on existing and potential future land uses desired in the locality.

PDC 10 Residential development adjacent to non-residential land uses should be located, designed and/or sited to protect residents from potential adverse impacts from non-residential activities

PDC 11 Development should mitigate interface impacts that are likely to adversely affect nearby residential uses and general amenity in adjoining zones. This can be achieved by:

(a) utilising noise attenuation devices and building design to minimise the emission and effect of noise;

(b) providing visual relief by way of landscaping on the perimeter of the site and within vehicle parking areas;

REF 00253 - 001 | 17 June 2016 23 (d) locating waste collection and storage areas away from the boundary with adjacent zones and within specially designed enclosures;

(e) amending hours of operation;

(f) siting and designing lighting to avoid overspill to adjoining properties.

Council Wide

OBJ 7 Avoidance of nuisance from pollution, noise, light or any other source.

PDC 12 Development should take place in a manner which is not liable to cause an unreasonable nuisance to the community:

(a) by the emission of noise, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust, grit, oil, waste water, waste products, electrical interference or light;

(b) by stormwater or the drainage of run-off from the land; or

PDC 14 Development should not create unreasonable microclimatic effects within its locality through patterns of wind, temperature, daylight, sunlight, glare or shadow.

PDC 140 Noise sensitive development should be designed to protect its occupants from external noise sources contemplated within the relevant Zone or Policy Area and that does not unreasonably interfere with the operation of non-residential uses contemplated within the relevant Zone or Policy Area.

PDC 141 Development with potential to emit significant noise (including licensed entertainment premises and licensed premises) should incorporate appropriate noise attenuation measures into their design to prevent noise from causing unreasonable interference with the desired character of the locality, as contemplated in the relevant Zone or Policy Area.

PDC 142 Centres should have minimal adverse impacts on residential areas.

Planning Assessment

The potential key interface issues relevant to the assessment of the proposal include noise, light spill, hours of operation and traffic impacts.

Visual appearance has been previously covered so will not be repeated other than to reiterate that the topography of the land, which slopes gradually towards Adelaide Road and will be cut to prepare a level building surface. This will result in a building level sited lower than the surrounding residential areas and will therefore be less prominent from these properties.

Further the building placement and site layout will greatly assist to minimise noise transfer with a generous eastern setback (comprising a vehicle carriage, retaining walls and landscaped bed) between the proposed car park, supermarket and loading dock and the rear boundaries of the existing residential properties.

REF 00253 - 001 | 17 June 2016 24 Landscaping to screen the boundary edges, soften the appearance and provide continuity with the established streetscape is also proposed.

In relation to acoustic considerations, the Applicant has engaged Sonus Acoustic Engineers to review the proposal in the context of the noise levels at the existing and proposed noise sensitive receivers (i.e. the adjoining dwellings) and consider the noise impacts of the commercial activities including:

x Rubbish collection; x Operation of mechanical plant; x Car park activity and vehicle movements; x Deliveries, and; x Operation of the compactor.

A copy of the Sonus report is provided as Appendix 6. Key points from the acoustic assessment and how the development intends to respond follow.

x That as a result of the proposed shielding provided by the proposed commercial building and boundary fencing, the overall noise from vehicles at the closest dwelling will reduce as a result of the proposed development. x Subject to rubbish collection occurring within the hours of 9am and 7pm (Sunday and public holidays) and between 7am and 7pm (any other day) the refuse arrangements will satisfy the EPA’s Environmental Noise Policy (noting the Applicant would accept a Planning Condition effecting these times and that all refuse collection will occur within the loading bay). x Suitable screening provided around the external mechanical plant block line of sight between the mechanical plant and the adjacent residences to the north and east is recommended to achieve the relevant criteria. In response the supermarket building design incorporates a raised facade comprising concrete pre-cast panels erected around the entire plant infrastructure. x The proposal will achieve the relevant acoustic criteria in relation to noise from the car park activity and vehicle movements (i.e. car park activity such as people talking as they vacate or approach their vehicles, the opening and closing of vehicle doors, vehicles starting, vehicles idling, vehicles moving into and accelerating away from their park position and general vehicle movements). x Various acoustic design measures will be incorporated in to the proposed new dwelling to achieve current Building Code requirements for residential dwelling in proximity to non-residential uses, including acoustic seals, laminated glass and insulation.

x Suitable screening in the form of boundary fencing (2.7m Colorbond© or equivalent) and loading dock

acoustic screening (2.5m Colorbond© or equivalent) is recommended.

The proposal will cast minimal shadow into adjoining properties given the site orientation, built form height and boundary seatbacks. In particularly, none of the existing residential properties will be overshadowed by the development. It is acknowledged that some internal overshadowing between the proposed residential dwellings will occur, however areas of open space within these sites will receive sunlight when others are in shade.

REF 00253 - 001 | 17 June 2016 25 Potential overlooking from the proposed residential dwellings into adjoining properties is addressed through the use of high level windows and balcony screening.

Final details of the external lighting around the site including lighting within the car parking area and security lighting around the buildings is yet to be determined however it is understood that all illuminated elements will be located and designed so as to ensure there is no light spill nuisance to adjoining residential properties and the locality in general. This will include setbacks from boundaries, suitable shielded light fittings and appropriate lux levels.

A range of design features, site layout arrangements, operational and management processes and specific acoustic treatments have been employed to ensure the proposal will not unreasonably impact by way of visual outlook, noise, waste, light spill, vehicle movements or functionality on the existing residential land uses. The proposal is considered to satisfactorily achieve the Development Plan provisions relating to interface and amenity.

Transport, Access and Parking The following Council Wide Development Plan provisions are considered most relevant in the assessment of the proposed vehicle movement, access, egress and parking arrangements.

PDC 133 Provision for the movement of people and goods within business, centre, and shopping, zones, or areas, should comply with the following:

(b) developments should be concentrated for pedestrian convenience and not allowed to extend unnecessarily along road frontages; (increasing the depth of development is a more desirable alternative);

(d) access to car parking areas should be designed not to cause congestion or detract from the safety of traffic, on abutting roads;

(e) adequate and convenient provision should be made for service vehicles and the storage and removal of waste goods and materials;

(f) car parks should be orientated to facilitate direct and convenient access of pedestrians between them and the facilities they serve; and

(g) parking areas should be consolidated and co-ordinated into convenient groups, rather than located individually, and access points should be minimised.

REF 00253 - 001 | 17 June 2016 26 PDC 135 Centres should be highly accessible to the population to be served, especially by public transport, where applicable.

PDC 136 Centres should have a minimal adverse impact on traffic movements on primary and primary arterial, roads.

PDC 197 Development should conform with the following principles relating to traffic, parking and vehicles access, in addition to any relevant land use specific parking standards: