Monarto Masterplan

MONARTO MASTERPLAN

PREPARED FOR

NOVEMBER 2016 DOCUMENT QUALITY CONTROL Jensen Planning + Design IN ASSOCIATION WITH: Unit 6/259 Glen Osmond Road Project Name Monarto Masterplan Frewville SA 5063 Rural City of Murray Bridge Project Number P6914 Tonkin Consulting T / 08 8338 5511 Client Rural City of Murray Bridge F / 08 8338 6866 Jacobs Document Monarto Enterprise Precinct Masterplan JLL Author of Document PJ / MMCK www.jensenplanning.com.au Version 4 Date of Document Release 18 November 2016 Name of Person/s document was released to Rural City of Murray Bridge Method of Release Digital Authorised By MMcK Authorisation Date 18 November 2016

MONARTO MASTERPLAN NOVEMBER 2016 CONTENTS

1. SUMMARY 2. INTRODUCTION 3. STRATEGIC CONTEXT 4. SUMMARY OF INVESTIGATIONS 5. COMMUNITY + STAKEHOLDER ENGAGEMENT 6. DEVELOPMENT PRINCIPLES + LONG TERM VISION 7. IMPLEMENTATION

APPENDICES (Provided as separate PDF Document) • Native Vegetation and Wildlife Corridors • Employment Lands • Core Infrastructure • Aviation Facility • Monarto Zoological Park • Monarto’s Character

MONARTO MASTERPLAN NOVEMBER 2016 1. SUMMARY

The Monarto Masterplan has been developed • The establishment of a small local activity by Jensen Planning + Design for the Rural City centre to provide services and amenities to of Murray Bridge, in association with the District support the employment land, as well as an Council of Mount Barker and RDA Murraylands improved ‘heart’ for the community. and Riverland. • A new Road-Rail Intermodal Facility to support The primary purpose of the Masterplan is to the employment land. provide a long term planning vision for Monarto, a vision which sees Monarto becoming an • The development of a Freeway Service important employment hub for the region. The Centre in association with the DPA. vision balances economic growth and new jobs with sound environmental management and the • The establishment of landscape buffers to community’s aspirations for Monarto. maintain the landscape character of the area, and provide appropriate interfaces between A series of ‘working papers’ was produced land uses. to inform the direction of the DPA and • The protection and conservation of native Concept Plan Masterplan and identify key issues, constraints vegetation areas and corridors. and opportunities to be addressed. These investigations focussed on the following themes: • Maintaining and enhancing the Monarto Zoo as a key tourism destination. • Native Vegetation and Wildlife Corridors • Future Intermodal Facility • Outlining the location and high level layout of • Employment Lands an airfield or airport, should such a facility be • Core Infrastructure needed in the future. • Aviation Facility • Monarto Zoological Park • Reducing the area of the Light Industry Zone • Monarto’s Character. east of Ferries McDonald Road to exclude a portion of land used by the State Government Industry, government and community for vegetation research. stakeholders were involved in the process to develop the Masterplan. In part this engagement • DPA buffer areas and biosecurity region as was undertaken in tandem with a Development per Concept Plan Map MuBr/3. Plan Amendment (DPA) prepared in 2015 that increased and amended the area of employment • Placemaking and ‘gateway’ improvements lands at Monarto South. around Ferries McDonald Road to enhance the legibility of the area, and improve the OPPORTUNITIES experience and amenity for locals and visitors.

As well as the land use changes introduced These opportunities have been identified spatially by the 2015 DPA, the Masterplan describes in an illustrative masterplan in Section 6 of this a number of development opportunities to document. be pursued over the long term. Important opportunities include: Implementation priorities for the Rural City of Murray Bridge have been suggested to • The growth in employment land uses on the commence the delivery of the long term vision for western side of Ferries McDonald Road. Monarto South. Monarto landscapes and Masterplan Concept Plan excerpt 4

MONARTO MASTERPLAN NOVEMBER 2016 2. INTRODUCTION

BACKGROUND + PURPOSE STUDY AREA + CONTEXT

A joint economic development initiative Situated between the emerging urban growth between the Rural City of Murray Bridge centres of Murray Bridge and Mount Barker (RCMB) and the District Council of Mount and approximately 60 kilometres south-east of Barker (DCMB), the Monarto Masterplan central Adelaide, the rural township of Monarto recognises the economic potential of Monarto is well positioned on the National Highway, the to provide employment to support the future Adelaide - Melbourne railway corridor, and within growth of the region. The Masterplan was commuting distance of metropolitan Adelaide. initiated to further evaluate the potential for, and provide an implementable yet high level A focus of the Masterplan is on providing local framework for: employment opportunities for current and future residents of Murray Bridge and Mount Barker • an expanded employment base to reduce the need for daily commutes to the • a potential road/rail intermodal hub Metropolitan Adelaide area for work. • a potential future regional airport Through careful planning and with As well as examining environmental, consideration given to the region’s distinctive infrastructure, local character and other issues tourism, cultural and environmental assets, the relevant to the development of Monarto. Monarto Region (South Enterprise Precinct) provides a significant opportunity for economic The primary purpose of the Masterplan activity and employment within the region. is to provide a long term planning vision for Monarto. The Masterplan (and its The study area for the Masterplan is shown investigations) also provide an evidence in the figure alongside and includes the area base to support the recent Monarto South subject to the recent Development Plan Development Plan Amendment (that expanded Amendment that was granted interim effect the extent of employment lands in the short/ on 27th August 2015. The policies were then medium term) as well as protect the potential altered after public consultation and the DPA for a future airport and intermodal terminal. approved on 11 August 2016. Monarto South Study Area (above, red line area) + DPA Affected Area (left) The Masterplan will become a guiding economic development document for both Councils and other agencies concerned with the expansion of employment lands and economic opportunities for the broader region.

MONARTO MASTERPLAN NOVEMBER 2016 Recent industrial development at Arbon Court SE Freeway at Monarto South Big W Distribution Centre, Ferries McDonald Road Adelaide-Melbourne railway (and passing loop), Vittera grain silos, Monarto South

Former General Store

Ferries McDonald Road, looking south from SE Freeway overpass Land south of Freeway, suggested for future airfields Current signage on approach to township development

MONARTO MASTERPLAN NOVEMBER 2016 Notice board and signage near Monarto War Memorial Hall

Ferries McDonald Road showing access into industrial areas through vegetation buffer on the left.

Australian Portable Camps manufacturing site, Monarto South. Viewed from Ferries McDonald Road.

MONARTO MASTERPLAN NOVEMBER 2016 STRATEGIC CONTEXT

MONARTO MASTERPLAN NOVEMBER 2016 3. STRATEGIC CONTEXT

STATE PLANNING CONTEXT LOCAL PLANNING CONTEXT

Murray and Mallee Regional Plan Monarto is regarded as one of South Australia’s most planned precincts, due to Currently, the Planning the number of planning studies and reports Strategy for the area of that have focused on the area. This includes Monarto and surrounds is the Monarto South Intermodal and Land Use Study Murray and Mallee Regional undertaken in 2008 for the Monarto Common Plan (2011). This plan Purpose Group. provides direction and advice on land use and development Today the most important local planning within the area, outlines target documentation includes the Murray Bridge population movements for the Council Development Plan and the Monarto area, and sets policy for the South Development Plan Amendment, 2015- changes to the population 16. and climate. The plan was implemented following Murray Bridge Council Development Plan, community groups and government bodies August 2015 and 11 August 2016 working together in order to develop strategies that will lead to a sustainable future for the The local planning context for the Monarto Murray and Mallee areas. South Masterplan area is found within the Murray Bridge Council Development Plan. The Murray and Mallee Regional Plan As the land included in the Masterplan spans recognises that population growth and economic over a large area, there is not one single development must be balanced with the overall Zone, Policy Area or Precinct impacted by this preservation of the environment. Further to this process, but a variety of different Development the plan suggests that the retention of heritage, Plan Areas. history and character of areas such as Monarto will attract and also retain a skilled workforce Monarto South Development Plan which will ultimately benefit future generations. Amendment, 2015

In direct reference to the Monarto area, the On behalf of the Rural City of Murray Bridge, plan aims to promote industrial growth, and Jensen Planning + Design prepared a plan for the expansion of industrial land in the Development Plan Amendment for the area area. The plan also discusses the possibility to of Monarto South in 2015, which was granted further develop the existing north-south road Interim Effect on 27th August 2015. freight corridor between the SE Freeway at Monarto, and the Sturt Highway to the north. Initiated by the proposed expansion of The development of transport corridors is further Australian Portable Camps (APC), one of the encouraged by the plan where aspirations to regions major employers, the Development create an intermodal hub in Monarto are raised. Plan Amendment (DPA) increased the amount Finally, the plan recommends the encouragement of land zoned for industrial purposes within of investment into the Monarto to Tailem Bend Monarto and put in place measures to facilitate commercial corridor. the development of an intermodal transport

Figure 1: Murray Bridge Council Development Plan Zone Map Prior to DPA 9

MONARTO MASTERPLAN NOVEMBER 2016 MAP MuBr/2 Adjoins hub amongst other policy changes. The DPA Following the consultation period, policies were $ $ $ 6 6 $ also identified a number of existing economic amended in response to community feedback in 6 6 4 6 $ 0 drivers present within the area including primary the following ways: $ $ Monarto 2 6 1 $ $ 5 7 2 production and the Monarto Zoo. $ $ 66 5 $ ' • increase the width of the vegetated buffers 6 $

6 RuL 5 The key policy changes adopted by the interim and setbacks of buildings along Ferries $ $ 6 5

( 6 $ DPA, 2015 include: Mconald Road, Old Princes Highway and +

& 6 6 6 $ Thomas Crescent 1 6 6 ( 6 + 6 • Changing the existing Light Industry Zone to &

6 6 $ an Urban Employment Zone, including a new • increase in the minimum allotment size in the 6 $ $ Concept Plan guiding future development, Urban Employment Zone 6 $

6 including the opportunity to develop a Freight 6 6 $ $

Rail Intermodal Facility. • removal of the local activity centre on the $ $ $ 6 $ 4 corner of Old Princes Highway and Ferries 6 6 $ 6 MZP • Rezoning land to the west of the former Light McDonald Road $ 6 PrPro $ $ Industry Zone from Primary Production to $ $ 6 4

Urban Employment Zone. • introduction of addiitonal policies guiding the MAP MuBr/8 Adjoins 2 / ' $ establishment of the vegetation buffers. $ 6 3 5 $ $ , 1 & ( 6 $ • Extending the Urban Employment Zone either + : < $ side of the Adelaide / Melbourne rail line The DPA was approved by the Minister for $ $ 6 $ 6 $ 6 $ within the Rural Landscape Protection Zone Planning on 11 August 2016. $ $ ' 5 1 $ to enable the construction of an intermodal $ $ P $ UE 1/' $ $ $ facility adjacent to the rail line. The changes to the zoning at Monarto South are 1 1 $ P $ 2 P 1 $ SDUDOOHOWR 1 $ ' $ $ illustrated in Zone Maps MuBr/7. UDLOZD\UHVHUYH $ P 1 P 1 0& MAP MuBr/6 Adjoins MuBr/6 MAP 1 SDUDOOHOWR $5 UDLOZD\UHVHUYH $ % • Reducing the area of the Light Industry Zone 21 &7 6

(

to exclude a portion of land (located between 5 4 $ 6 $ 4 28 5 7+ 6 RuLP ( ($ $ 6 ) the rail line, Ferries McDonald Road and 7( $ 51 ): 6 < 1 1 Old Princes Highway) used by the State $ P $ 6 $ Government for vegetation research, and $ $

6 UE 1 28 rezoning that portion to Primary Production 7+ ($ 6 67 $ P 1 (5 1 1 ) :< Zone. $ $ 1 P $ 6 PrPro $ $ $ $ • Realigning the boundary of the Light Industry $ $ $

Zone (and Precinct 4) to the south of the $ $ 6 $ $ South Eastern Freeway to align with the $ $ $ 4 $ $ $ indicative proposal for a Freeway Service MAP MuBr/1 Adjoins

Centre and include the southern portion /DPEHUWV&RQIRUPDO&RQLF3URMHFWLRQ*'$ largely comprising native vegetation into the m Primary Production Zone. P

Zones 0=3 0RQDUWR=RRORJLFDO3DUN 3U3UR 3ULPDU\3URGXFWLRQ Zone Map MuBr/7 5X/3 5XUDO/DQGVFDSH3URWHFWLRQ 5X/ 5XUDO/LYLQJ (Current) 8( 8UEDQ(PSOR\PHQW =RQH%RXQGDU\ MURRAY BRIDGE COUNCIL &RQVROLGDWHG $XJXVW Figure 2: Current Murray Bridge Council Zone Map 10

MONARTO MASTERPLAN NOVEMBER 2016 6&+(16&+(55' 6&+(16&+(55'

)5$+16)$505' )5$+16)$505'

on i

nnec

k c k

r etwo

Concept Plan N der der

y t i

c i

t A Concept Plan (refer Figure 3) was developed Elec 7R0RQDUWR and included in the 2015-16 DPA, to guide the 7R0RQDUWR (QWUDQFHWR (QWUDQFHWR 2/'35,1&(6+:< future development of the rezoned employment 2/'35,1&(6+:< P 0RQDUWR=RR 0RQDUWR=RR /DQGVFDSH lands at Monarto. EXIIHUDORQJ 2OG3ULQFHV +LJKZD\ P 7R0XUUD\ 7R0XUUD\ /DQGVFDSH %ULGJH %ULGJH P 5XLQV Biosecurity EXIIHUDORQJ 5XLQV /DQGVFDSH RRegionegigon Important details expressed in the Concept Plan to protect )HUULHV EXIIHU chickentop protect farm 0F'RQDOG5G DORQJ chicken farm include: 7KRPDV &UHVFHQW

)(55,(60&'21$/'5'

)(55,(60&'21$/'5' • Provision for an Intermodal Rail Freight Area either on the north or south side of the railway (or both sides), extending along each/either side of the railway corridor to allow for sidings 5 5 SOUTH EASTERN FWY 7R$GHODLGH 7R$GHODLGH 6S2O 6287+($67(51):<6SOUTH2 EASTERN FWY 8UT7+H and ‘passing loops’. 87+ ( (EA$S6 $67(5 T7(ER5 1 ):< N1 )F :WY<

%5(0(55$1*(5'BR • Access to the Intermodal Rail Freight Area via BREMER%5(0(55$1*(5' RANGE RD EMER RANGE RD surrounding Urban Employment Zone land. Depending on whether a northern or southern intermodal terminal is developed, the access may originate at either Old Princes Highway (north scenario) or Ferries McDonald Road 4 4 (south scenario). 6287+($67(51):< 6287+($67(51):<

)(55,(60&'21$/'5'

• Landscape buffers are proposed along Old )(55,(60&'21$/'5' 7R)HUULHV0F'RQDOG 7R)HUULHV0F'RQDOG &RQVHUYDWLRQ3DUN Princes Highway (60m), Ferries McDonald &RQVHUYDWLRQ3DUN Road (20m), and Thomas Crescent to the west (150m). =RQH%RXQGDU\ =RQH%RXQGDU\ ([LVWLQJ/DQGVFDSH%XIIHU ([LVWLQJ/DQGVFDSH%XIIHU • Biosecurity buffer (400m) from the existing 3URSRVHG/DQGVFDSH%XIIHU PXQOHVVRWKHUZLVHVWDWHG DQGLQDFFRUGDQFHZLWK7DEOH0X%U$0RQDUWR 3URSRVHG/DQGVFDSH%XIIHU chicken farms to the north of Old Princes 6RXWK/DQGVFDSLQJ6FKHGXOH 6RXWK(DVWHUQ)UHHZD\ Highway 6RXWK(DVWHUQ)UHHZD\ 5DLOZD\/LQH 5DLOZD\/LQH /RFDO$FWLYLW\$UHD • Amended on/off ramp and Freeway Service /RFDO$FWLYLW\$UHD ,QWHUPRGDO)UHLJKW5DLO$UHD m 6FDOH ,QWHUPRGDO)UHLJKW5DLO$UHD Centre layout, landsape buffer to Ferries ([LVWLQJ)UHHZD\,QWHUFKDQJH McDonald Road and indictive stormwater 0HWUHV ([LVWLQJ)UHHZD\,QWHUFKDQJH 6FDOH 6WRUPZDWHU0DQDJHPHQW)DFLOLW\ LQGLFDWLYH 0HWUHV management locations (Precinct 4 on the 6WRUPZDWHU0DQDJHPHQW)DFLOLW\ LQGLFDWLYH ([LVWLQJ9HJHWDWLRQWREH5HWDLQHG Concept Plan). MONARTO SOUTH ([LVWLQJ9HJHWDWLRQWREH5HWDLQHG 5DLOZD\&URVVLQJ Concept Plan Map MuBr/3 5DLOZD\&URVVLQJ MONARTO SOUTH • Indicative stormwater management locations 6LWH$FFHVV 6LWH$FFHVV Concept Plan Map MuBr/3 identified. 4 3UHFLQFWV MONARTO SOUTH 4 3UHFLQFWV 3UHFLQFW$UHD%RXQGDU\ MURRAY BRIDGE COUNCIL 3UHFLQFW$UHD%RXQGDU\ MONARTO SOUTH &RQVROLGDWHG$XJXVW %LRVHFXULW\5HJLRQ MURRAY BRIDGE COUNCIL (Previous) &RQVROLGDWHG$XJXVW Figure 3: Concept Plan Map, Murray Bridge Development Plan 2015 & 2016 (Current)

MONARTO MASTERPLAN NOVEMBER 2016 SUMMARY OF INVESTIGATIONS

MONARTO MASTERPLAN NOVEMBER 2016 4. SUMMARY OF INVESTIGATIONS

The first step to inform the Masterplan was the • Connect and protect clusters of native development of a series of ‘working papers’ vegetation wherever possible. produced by the consultant team and by the Rural • Planted vegetation within conservation City of Murray Bridge. These papers identified parks or significant habitat corridors warrant key issues and opportunities for the future of protection from development. Monarto. The papers were also used to inform • A re-vegetation strategy and detailed the preparation of the Monarto Development Plan landscaping plans should support Amendment 2015. development proposals that are likely to impact on biodiversity corridors within the A summary of investigations follows. study area. • Identify sites where re-vegetation should Working Paper - Native Vegetation and Wildlife occur. Corridors (Rural City of Murray Bridge) • Identify sites where buffers should be located to protect existing assets and visual amenity. Prepared by RCMB, working paper ‘Native • Revegetation strategies should form part of Vegetation and Wildlife Corridors’ aims to: a comprehensive revegetation plan to enable the achievement of native vegetation and • Identify and map significant existing wildlife preservation goals for the region. vegetation including remnant vegetation • Identify and map existing and potential future The study provides mapping of the following: habit and biodiversity corridors • Identify and map land currently subject to • Recommended areas for vegetation retention heritage agreements • Current land uses within the study area • Identify and map potential habitat corridors • Condition of existing vegetation proposed by the Eastern Hills and Murray • Potential threats to existing and potential Plains Catchment Group future biodiversity corridors (grazing, • Provide policy direction to facilitate development, encroachment etc.) employment generating development • Vegetation communities and protection consistent with protecting and enhancing the prioritisation conservation values of the Monarto area. A complete copy of ‘Native Vegetation and The study has revealed that opportunities exist to Wildlife Corridors’ is provided in the appendix of improve the long term management of vegetation this document. and wildlife corridors to further enhance and provide greater protection to Monarto’s natural heritage. Careful planning needs to occur where areas of vegetation interface with other land uses such as residential, industrial, agricultural and the Monarto Zoo.

Based on extensive field reporting and desktop analysis of the study area, the report makes the following recommendations:

Figure 4: Major areas of vegetation - native and plantations - within the Study Area (RCMB) 13

MONARTO MASTERPLAN NOVEMBER 2016 123 4 567891011 12 Working Paper - Future Intermodal Facility intermodal rail freight terminal facilities NOTES 1. NOT FOR DESIGN. FOR PLANNING PURPOSES ONLY. 2. BASED ON DISCUSSIONS WITH ARTC AND DPTI IN (Jacobs) including marshalling yards, railway ADELAIDE, DECEMBER 2014. A 3. CROSS SECTIONS ARE FOR POSSIBLE FUTURE INTERMODAL A TERMINAL AT MONARTO SOUTH AS PART OF MONARTO workshops and locomotive maintenance SOUTH ENTERPRISE PRECINCT STUDY. 10.00 30.00 10.00 FUTURE TRACK ALLOWANCE CORRIDOR FUTURE TRACK ALLOWANCE Jacobs undertook investigations into the technical activities, covered loading and unloading 4.00 3.00 4.00 4.00 3.00 4.00 ACCESS ACCESS MAINTENAINCE MAINTENAINCE areas, and warehousing for the storage and PATH PATH viability and requirements of the mooted road/rail

BUFFER STRIP FOR BOUNDARY FENCE

POSSIBLE INTER-MODAL ȭ ȭ ȭ TERMINAL ACCESS TRACK BUFFER STRIP FOR

TRACK TRACK TRACK POSSIBLE APC SIDING B B intermodal terminal at Monarto. handling of shipping containers and goods,

PASSING ARTC SIDING LOOP MAIN LINE along with road based freight logistics, The investigations began with cross-sectional industry, warehousing and distribution. studies to show how rail access, container C SECTION ( ARTC CORRIDOR ) A C SCALE 1:100 - storage and road access/loading could be The intermodal terminal will include configured at Monarto South. Particular attention administrative offices accessed separately was drawn to how additional rail access sidings from the transit area to minimise the D D and ‘passing loops’ could be accommodated into interface between visitor and office traffic ARTC TERMINAL TERMINAL CORRIDOR the existing - or a widened - railway corridor at with heavy vehicles. The potential for 10.00 4.00 18.00 16.00 TERMINAL TRACKS TRUCK LOADING TRUCK MANOEUVRING / HARDSTAND AREA CONTAINER STORAGE AREA LANE 3.00 4.00 3.00 Monarto South. overnight accommodation, including food

BOUNDARY FENCE preparation facilities to cater for train crews

E ȭ ȭ E TRACK TRACK Layout design options for the terminal were between shifts, is also envisaged. also considered, access and integration with surrounding development was assessed This area will service movement of freight F F

SECTION ( TERMINAL AREA ) B conceptually, and the scale of the terminal was from throughout the State and interstate and SCALE 1:100 - reviewed with reference to other smaller regional will allow operations on a 24 hour, 7 day per intermodal terminals in South Australia and New week basis. G G South Wales. It is envisaged that the primary heavy

DRAFT The Jacobs’ investigations were somewhat vehicle access point to the intermodal

CLIENT TITLE THE RURAL CITY OF MURRAY BRIDGE MONARTO SOUTH ENTERPRISE PRECINCT terminal will be via Old Princes Highway. H PROJECT H overtaken by planning and development work MONARTO SOUTH ENTERPRISE PRECINCT MASTER PLAN INTERMODAL TERMINAL CONCEPT ABN 37 001 024 095 and ACN 001 024 095 DRAWN DRAWING CHECK REVIEWED APPROVED TYPICAL CROSS SECTIONS Jacobs Group (Australia) Pty Ltd AJW Level 6, 30 Flinders Street Tel: +61 8 8424 3800 However, a secondary heavy vehicle access A 17.12.14 AJW SE PRELIMINARY ISSUE being done concurrently (in late 2014 - early ADELAIDE, SA 5000 Fax: +61 8 8424 3810 DESIGNED DESIGN REVIEW SCALE DRAWING No REV AUSTRALIA Web: www.jacobs.com REVDATE DRAWN REV'D APP'D REVISION DRAWING NUMBER REFERENCE DRAWING TITLE SE DATE DATE AS SHOWN IW052300-ESR-SK-0001 A 123 4 567891011 12 A1 DATE: 17/12/2014 9:17:24 AM LOGIN NAME: WALTHAM, ANDREW LOCATION: I:\IE\Projects\IW052300\Deliverables\Drawings\Civil\Sketches\IW052300-ESR-SK-0001.dwg 2015) by the landowners and developers of point to the terminal on the southern side of the land around the proposed intermodal site. the rail corridor may be provided via Ferries Figure 5: Intermodal terminal at Monarto South, Conceptual cross section (Jacobs). The land requirements The landowners/developers also entered into McDonald Road”. adopted in the DPA are greater, at 50m each side of the rail, to allow for additional bushfire access tracks and negotiations with potential intermodal terminal turning areas for firefighting vehicles. operators. To our knowledge these negotiations remain incomplete, and a more detailed design for the intermodal terminal has not been undertaken.

However enough work was completed by the landowner/developer team, and by Jacobs, to inform a planning approach that was incorporated into the DPA’s zoning and concept plans, and policy statement as follows:

“Development within the area identified for a Freight Rail Intermodal Facility...will provide for the efficient use of the land for

MONARTO MASTERPLAN NOVEMBER 2016 Working Paper - Employment Lands (JLL) Mt Barker-Murray Bridge Economic Corridor MiM u Mid Murray (DC) gas pipeline Prepared by Jones Lang Lasalle (JLL), the high voltage powerline

REEDY CREEK ROAD purpose of the report is to provide an assessment existing recycled water pipeline of the expected demand for employment lands Adelaide Hills (DC) MANNUM ROAD key urban growth areas employment growth area at Monarto having regard to the key drivers of Bald Hills Rd Interchange Water Independence Scheme (mooted) $16m Federal Government demand, known developments in the pipeline $3m Council scope $8m State Government Epic and state and regional strategies with regard Energy SA + x jobs employment growth targets to employment land and regional economic Pipeline development. Adelaide Hills Mt Barker Freight Route Mt Barker existing recycled +4++4,2+4,4,2002020000 jojobsobsbs water pipeline The report identifies three major land uses within +3,700+ 7000j jjobsbsbs Proposed employment land expansion KAROONDA HIGHWAY the Urban Employment Zone being the Australian Whitehill Mt Barker Interchange Portable Camps (APC), Big W and Inghams Growth Area Augmentation Murray Bridge ~~$70m DPTI Callington Monarto (mooted) Mount Barker (DC) Transport DDEEEL Hatchery. These three businesses currently Infrastructure ADELAIDEAD ROAD SOUTHSOUTSO EASTERN FREEWAY Deed Proposed OOUUTUT +5,3+5+5,30055,3,3300000 jjojobsoobbs occupy a total of 123 hectares. APC and Big W Intermodal are the regions biggest employers with 180 and Sewage Treatment Plant Upgrade (SA Water) Potential (mooted) 350 staff respectively. Aviation Facility Gifford Hill Relocation Monteith Growth Area of Racecourse PRINCES HIGHWAY $5m Federal The total employment within the Monarto Urban Government grant HartleyHartley LONG VALLEY ROAD Murray Bridge (RC) Employment Zone is in excess of 500 employees STRATHALBYN ROAD with a relatively large portion of these being part- time or seasonal. SEAGas Regional North / South Pipeline Corridor (current) Tailem Bend

For the purposes of state-wide strategic planning, StrathalbynStrathalbyn the Rural City of Murray Bridge (RCMB) and District Council of Mount Barker (DCMB) form Alexandrina (DC) part of the Adelaide Hills and Murray Bridge 02134 LANGHORNE CREEK ROAD km regions within the Greater Adelaide region. The Motor Sport Park The Coorong (DC) 30 Year Plan for Greater Adelaide targets an $7.5m State Gov. additional 13,000 dwellings, 29,000 residents and ALEXANDRINA ROAD 13,000 jobs in the 30 year time-frame for Adelaide

Hills and Murray Bridge. 07.04.2014 Figure 6: Murray Bridge-Monarto-Mount Barker economic corridor and regional development projects Most of this population growth is expected to be manufacturing precinct in the Mount Barker- employees at Monarto South. in Mount Barker and Murray Bridge townships. • 5,300 jobs in Murray Bridge; Monarto Murray Bridge corridor with a focus RCMB and DCMB have identified an economic • 4,200 jobs in Mount Barker; on one or a combination of food value adding, Such a large workforce will require a significant corridor comprising three main employment nodes • 3,700 jobs in Monarto; defence and mining industries. APC provides an appropriately zoned area. As such, the following at Mount Barker, Monarto South and Murray (DPTI, 2009) anchor tenant for such a precinct. conclusions from the study are drawn; Bridge (see Figure 6). This corridor responds directly to the employment targets outlined in Representing a total of 13,200 additional jobs In estimating the potential land required to • Up to 30 hectares of land may be required for the 30 Year Plan for Greater Adelaide - 13,000 within the three regions. meet employment targets, the report is based an intermodal terminal hub at Monarto South; additional jobs within 30 years. The proposed on workforce targets outlined in the DC Mount distribution of additional jobs within the corridor is A key strategy of the Mount Barker Economic Barker Economic Development Strategy • Up to 200 hectares of industrial land would as follows: Development Strategy is to develop an advanced 2014-2019, which targets an additional 3,700 provide sufficient land to meet long-term

MONARTO MASTERPLAN NOVEMBER 2016 Working Paper - Core Infrastructure (Tonkin • Formal advice to be sought from SA Water Consulting) advising how much capacity currently remains for future development at Monarto South Prepared by Tonkin Consulting, ‘Core based on estimated water supply demand Infrastructure’ identifies the likely infrastructure before major upgrade works are required. requirements needed to support an expansion • Investigate waste water treatment options at of employment lands within the study area at Monarto South. Monarto South. Focusing mainly on utilities infrastructure including power, water, gas and • Investigate opportunities to harvest telecommunications, the report also provides a stormwater at Monarto South. high level commentary on proposed access points • A detailed analysis of the existing waste water from boundary roads, the location of storm water line from Mount Barker and delivery flow rates detention and discharge points from the site to Monarto is required. and impacts on runoff/water quality as part of a holistic view of infrastructure. • An indication of likely demand for natural gas is required to determine the viability of a gas The report reviews existing infrastructure mains extension to Monarto South. proposals impacting the study area including a • An identification of future electricity demands review of the 2008 Monarto South Intermodal and and likely time frames required for further Land Use Study. analysis. Through consultation with infrastructure service • A detailed stormwater analysis and providers the nature and extent of infrastructure Stormwater Management Plan (SMP) upgrades required to facilitate the envisioned should be prepared once likely pattern of future development at Monarto South have been development is known. The stormwater examined. Through this process, trigger points management plan should be done on a for the provision of this infrastructure were also regional basis as opposed to individual, site identified. specific solutions and should explore options for Water Sensitive Urban Design. The paper concludes that whilst some of the Figure 7: Conceptual stormwater management strategy (Tonkin) • In conjunction with the SMP, the possibility Monarto South Enterprise Precinct proposed of transferring excess stormwater runoff to development (such as the intermodal terminal and the Monarto Zoo offers an opportunity that economic development objectives at Monarto existing area and will maintain a buffer to the Freeway Service Area) may be able to proceed warrants exploration. South (an additional 3,700 employees; Monarto Zoo. without major service upgrades, the significant • Consideration needs to be given to the employment yield of circa 20 employees per expansion of industrial activities will not be able location of access points to new industrial hectare); • Existing and future uses of this expanded to proceed without substantial expenditure on ‘employment zone’ would be potential users of upgrades to existing infrastructure. In particular, properties and new internal access roads. • Given the long-term nature of future industrial a future intermodal. upgrades to potable water and power supply • A reduction in the speed limit of major roads demand at Monarto, there should be a natural are likely to be required to support major from 80 Km/h to 60 Km/h (in consultation with A complete copy of ‘Employment Lands’ is and staged progression of industrial activity development. DPTI). to the west of the existing APC manufacturing provided in the appendix of this document. facility; The following recommendations are made; A complete copy of ‘Core Infrastructure’ is • the land to the west of the existing APC site • An identification of future water supply provided in the appendix of this document. is considered best placed to accommodate demands and likely time frames is required for future growth as it is contiguous with the further analysis.

MONARTO MASTERPLAN NOVEMBER 2016 Working Paper - Aviation Facility (Jacobs) assessed against the CASA Manual of Standards Part 139 for a type 4C airfield. Prepared by Jacobs, ‘Aviation Facility’ presents a • Undertake an environmental impact high level review of the potential for an airfield or assessment (including noise, flora/fauna and airport at Monarto. The report builds upon a 1975 air quality) of the proposed site (in particular study assessing a potential aviation facility in the bird strike risk associated with the the region with the preferred location at that time adjacent vegetated areas and conservation being Monarto South. parks). • Conduct further consultation with the local The purpose of the report is to: community and key stakeholders (Monarto • Identify the size of the potential aviation Zoo in particular). facility and the extent of land required • Conduct a traffic assessment to determine • Identify the major runway orientation access requirements for the airfield. • Provide a high level site plan • To be economically viable in the long term, an • Identify the nature and extent of any land use airfield will need to be sized such that it can restrictions required to safeguard the options support medium sized freighter aircraft. for establishing, expanding and operating a possible future aviation facility of a reasonable Importantly, the working paper comments that size • Recommend development plan policy “In order to adequately identify the need for directions to ensure the options are protected and nature of the proposed facility a business for the future development of an aviation case would be required to be developed to facility. determine the likelihood that the facility will be built, type and size of aircraft to be supported, Consideration has been given with particular approximate timing and exact location/size”. regard to environmental impacts, noise impacts, air quality, flora and fauna (including possible Such a business case was not the purpose of the negative impacts on animals at Monarto working paper or this Masterplan, Zoo), impact on sites of cultural and heritage significance and visual impact of an aviation A complete copy of ‘Aviation Facility’ is provided facility. in the appendix of this document.

The orientation of the main and (possible) secondary runways has been determined based FIgure 8: High level site plan for aviation facility at Monarto South (Jacobs) on wind rose records for nearby Murray Bridge and Tailem Bend with the primary runway orientated with approximately north-south.

In conclusion, the following recommendations are made; • Limit the type of development within the proposed aviation facility area, such that it would not preclude the future development. • Any future development applications within the obstacle limitation zone should be

MONARTO MASTERPLAN NOVEMBER 2016 Working Paper - Monarto Zoological Park • Protect and enhance existing tree planting Monarto (Rural City of Murray Bridge) trials near Monarto Zoo’s front entrance. DESIGN AND UPGRADE

Zoo - Opportunities Visitor Facilities 13. White Rhino Enclosure 27. American Bison Enclosure 1. Visitor Centre 14. Cheetah Enclosure 28. Black Rhino Bus-stop (proposed) (DA required) The Monarto Zoological Park is a 1000 hectare • Consider impacts of the proposed alternative 2. Entrance 15. Rhino Extension (proposed) (DA required) 29. Exotic Conservation Bre eding Area 3. The Waterhole 16. Hyena & Wild Dog Enclosure 30. Maned Wolf (proposed) (DA required) 4. Main Visitor Centre (proposed) (DA required) 17. Lions & Dogs Lookout 31. Black Rhino Breeding Area park operated by the Royal Zoological Society entrance in the Zoos SA Master Plan 2015-35 NEW SIGNAGE 5. New Entrance (proposed) (DA required) 18. Carnivore Restaurant (proposed) (DA required) 32. Solar Farm (DA required) USE OF FORMER QUARRY 6. Indaba Adventure Centre 19. Predator Experience (proposed) (DA required) 7. Bush Camping Area (proposed) (DA required) 20. Lion Enclosure Wild Africa of South Australia Inc. It is a sister zoo to the on local traffic movements. NEW SIGNAGE 8. Bush Lodges (proposed) (DA required) 21. Giraffe Feeding Platform 33. Wild Africa Safari & Accommodation 9. Major Function Area (proposed) (DA required) 22. African Plains Enclosure Experience (proposed) (DA required) VISITOR NUMBERS 34. Lemur Walk-through Experience (proposed) (DA required) Adelaide Zoological Gardens. In June 1983, African Savannah Back from the Brink 35. Private Lodges (proposed) (DA required) 23. Addax Enclosure 36. ND 10. Cheetah Lookout Safari Accommodation Option (proposed) (DA required) • Provide buffers between 500m and 7 24. Oryx Enclosure the land and its control was passed to the 11. Boma Visitor Stop 6 25. Chimpanzee Enclosure 12. White Rhino Lookout Outback Australia 26. 37. 5 Przewalski’s Horse Enclosure Bretag Native Conservation 1000m separating the zoo from proposed Centre (proposed) (DA required) Royal Zoological Society. The Department of C 38. Outback Australian Fauna Night/ 4 BUFFERS AROU 8 Day Experiences (proposed) (DA required) developments which are likely to have a 40 39. Diurnal Australian Natives Environment and Planning had control of this land

B a c k o f H o u s e Facilities negative impact on the zoo. 16 40. Recycling Area prior to that time. The park opened to visitors in C 18 ACCOMMODATION Wild 9 17 41. Off-limits Breeding Area V 19 Africa 42. Animal Health Centre /Staff 15 1983. African 14 Accommodation (proposed) (DA required) 35 Proposed 43. StaffResidences (DA required) 10 • Ensure protection of wildlife through green Savannah 44. Kalibar StaffOperations Area 20 13 45. Climate Change Mallee ExistingExisting withwith C 12 46. Vegetation Study (details required) corridors and planned walking tracks and proposedproposed RhiRhinono 11 V 34 Prepared by the Rural City of Murray Bridge extextensionension 39 C 37 ensure the Monarto woodlands eventually C Outback V (RCMB) ‘Monarto Zoological Park’ aims to 38 Australia connects with Rocky Gully native vegetation. 33 establish a framework to enable effective Existing and proposed C 22 1 V engagement between Monarto Zoo and future 23 36 24 V • Maintain and enhance existing areas 21 3 C C development proposals for Monarto South. 25 45 connected vegetation. C

29 42 Back 26 28 43 from the V The report recognises Monarto Zoo as a valuable 30 32 • Prohibit further expansion incompatible land Brink 44 31 recreational, conservation and educational Existing uses within close proximity to Monarto Zoo 27 V. Visitor stop C. facility that draws visitors from around the Car park (e.g. motorsport facility Motor Sport area/ 41 world. Monarto Zoo continues to be a place that OUND ARTISTIC FUNCTIONAL/PRACTICAL CULTURAL RESOURCE MANAGEMENT facility). VISITOR NUMBERS exhibits high quality animal welfare, protection NEW SIGNAGE NEW SIGNAGE STORMWATER MANAGEMENT ACCOMMODATION DESIGN AND UPGRADE NATIVE VEGETATION AND WILDLIFE 2 and research. As such, it is crucial that future

BUFFERS AR BUFFERS AROUND • Encourage the establishment of visitor UPGRADE SIGNAGE BUFFERS AROUND STORMWATER MANAGEMENT development at Monarto South is carried out in accommodation that is sensitive to the needs STORMWATER MANAGEMENT USE OF FORMER QUARRY such a way that is sensitive to the preservation VISITOR NUMBERS INTERSECTION UPGRADE Environment of zoo animals, staff and visitors. NATIVE VEGETATION AND WILDLIFE Prominence/Image A precinct/ village ROAD LINK CHANGES atmosphere 24 Page and protection of this valuable environmental and Infrastructure and Environment tourism asset. • Ensure any future airport is sited and designed such that it is sensitive to the needs Figure 9: Opportunities relating to the Monarto Zoo Masterplan (Rural City of Murray Bridge) The paper states that RCMB is committed to of zoo animals, staff and visitors. the protection and enhancement of the narrative story that unfolds to visitors as they experience • Carefully consider what the implications of and spend time at the Monarto Zoo. The Monarto increased traffic volumes in the region due to Zoo has a prominent place in the hearts of South the expansion of employment lands. Australians and will continue to be a place of significance for family, community and group • Explore opportunities to use stormwater runoff activities. from future developments to irrigate zoo vegetation. The following recommendation are made:

• Employ a collaborative approach between zoo staff, Council and all other stakeholders during the preparation of the Monarto South Precinct Master Plan.

MONARTO MASTERPLAN NOVEMBER 2016 A complete copy of ‘Monarto Zoological Park’ is develops further. provided in the appendix of this document. Working Paper - Monarto’s Character Recommendations are made with respect to the (Rural City of Murray Bridge) character of Monarto South, including:

The Monarto’s Character Working Paper study • Employ design elements to strengthen aims to: Monarto’s semi-rural character. In particular introduce landscape and streetscape • identify and describe the existing character of improvements to areas adjoining Ferries the study area McDonald Road, Old Princes Highway, • identify and describe the desired future Schenscher Road and Monarto Road. character of the study area, based on • Future development to incorporate investigations and future directions appropriately sited and sized buffers to recommended as a result of previous working preserve the existing character of Monarto. papers and prior decision making • High quality public realm improvements • identify landscape and streetscape including upgrades to street signage, footpath improvements to achieve the envisioned and kerb improvements. future character on Monarto • Amend Development Plan zones, polices and • recommend Development Plan policy concept plans to support an environmentally- directions to ensure that future development is focussed development strategy for Monarto supportive of the desired future character. South and the wider region.

Monarto has a predominately semi-rural character A complete copy of ‘Monarto’s Character’ is with activity in the region dominated by light provided in the appendix of this document. industry, agriculture and semi-rural residential living. The existing character is considered worthy of preserving and it is important that future development is sympathetic in this respect and consistent with the desired character of Monarto.

As discussed under the ‘Native vegetation and wildlife corridors’ Working Paper, Monarto South contains significant areas of remnant and planted vegetation that provide habitat and the means of movement for birds and animals local to the area which needs to be considered as the region

Figure 10: Broad scale landscape character assessment (Rural City of Murray Bridge)

MONARTO MASTERPLAN NOVEMBER 2016 COMMUNITY + STAKEHOLDER ENGAGEMENT

MONARTO MASTERPLAN NOVEMBER 2016 5. COMMUNITY + STAKEHOLDER ENGAGEMENT

The development of Monarto South has been was an initiator of the Monarto South Enterprise debated over many years and through several Precinct Masterplan and an early workshop overlapping planning processes. This Masterplan was held with the group to provide advice to the has been informed through direct engagement project team and advise of issues of interest and with stakeholders and the local community, as concern.

well as from submissions and feedback from 1HZ&RPPXQLW\DQG,QGXVWU\5HIHUHQFH*URXS related projects (e.g. Monarto South Development STATE GOVERNMENT WORKSHOP 0RQDUWR6RXWK(QWHUSULVH3UHFLQFW &RXQFLOKDVGHFLGHGWRVHWXSD5HIHUHQFH 7KH5HIHUHQFH*URXSPD\DOVRKHOS&RXQFLO *URXSZLWKUHSUHVHQWDWLYHVIURPWKH WRUHVSRQGWRRWKHULVVXHVDQGLQLWLDWLYHVWKDW Plan Amendment 2015), and previous FRPPXQLW\DQGEXVLQHVVHVWRDVVLVW&RXQFLO·V DIIHFWWKH0RQDUWRDUHD GHFLVLRQPDNLQJDERXWIXWXUHGHYHORSPHQW &RPPXQLW\8SGDWH DQGRWKHULQLWLDWLYHVDW0RQDUWR engagement undertaken in projects including: A workshop was held in December 2014 with &RXQFLOZLOOVKRUWO\FRQVXOWZLWKWKH 7KH5HIHUHQFH*URXSZLOOSURYLGHLQSXWLQWR State Government Agency representatives to FRPPXQLW\DERXWWKHQH[WVWHSVWRZDUGVWKH WKHGHYHORSPHQWRIWKH0DVWHUSODQDQGEH FUHDWLRQRIDQ¶(QWHUSULVH3UHFLQFW·DW LQYROYHGLQLWVLPSOHPHQWDWLRQWKURXJKIXUWKHU • 2011 Regional Placemaking Report (which introduce the project and its purpose, and provide 0RQDUWR6RXWK SURMHFWV 3UHSDUDWLRQRID0DVWHUSODQ led to specific recommendations relating to an overview of the project programme. $0DVWHUSODQIRUWKHDUHDLVEHLQJMRLQWO\ GHYHORSHGE\WKH5XUDO&LW\RI0XUUD\%ULGJH ongoing engagement with the community) WKH'LVWULFW&RXQFLORI0RXQW%DUNHUDQG 5HJLRQDO'HYHORSPHQW$XVWUDOLD0XUUD\ODQGV • 2013 DEWNR consultation in relation to the Attendees included representatives of the DQG5LYHUODQG 7KLVVLJQLILFDQWLQLWLDWLYHZLOOHQDEOH0RQDUWR creation of nearby conservation parks on Department of Planning, Transport and 6RXWKWREHFRPHDQLPSRUWDQWHPSOR\PHQW %XLOGLQJRQSUHYLRXVFRQVXOWDWLRQ KXEIRUWKH0XUUD\ODQGV5HJLRQ,WZLOO 7KH0DVWHUSODQDQG'HYHORSPHQW3ODQ Crown land. Infrastructure, SA Water, Department of Premier EDODQFHHFRQRPLFJURZWKDQGQHZMREV $PHQGPHQWZLOOEXLOGRQSUHYLRXVSODQQLQJ ZLWKVRXQGHQYLURQPHQWDOPDQDJHPHQWDQG DW0RQDUWR6RXWKLQFOXGLQJIHHGEDFN • 2008 Monarto South Intermodal and Land Use and Cabinet, Primary Industries and Regions SA, ZLWKWKHFRPPXQLW\·VDVSLUDWLRQVIRU0RQDUWR UHFHLYHGIURPWKHFRPPXQLW\DWWKDWWLPH ,WZLOOSURYLGHRSWLRQVIRUVSHFLILFLQLWLDWLYHV Study Department of Environment, Water and Natural &UHDWLQJQHZODQGIRULQGXVWU\ DQGWKHLUSRWHQWLDOORFDWLRQVLQFOXGLQJ Resources, Department of State Development, • H[SDQVLRQRIH[LVWLQJLQGXVWU\ • WUDQVIHURIJRRGVEHWZHHQURDGDQG A summary of community and stakeholder and the Environmental Protection Authority. UDLO DQLQWHUPRGDO • DIXWXUHDLUSRUWRUDLUILHOG engagement is outlined below. • SURWHFWLRQRI0RQDUWR=RRDQG SURPRWLQJWRXULVP

• QDWLYHYHJHWDWLRQDQGZLOGOLIHFRUULGRUV Proposed new developments being investigated in the Masterplan COMMUNITY UPDATE AND FACT SHEET • QHZ&RQVHUYDWLRQ3DUNV • SULYDWHGHYHORSPHQW ENGAGEMENT STRATEGY • HQYLURQPHQWDODQGRWKHU LPSURYHPHQWVWRWKHWRZQVKLSDUHD ,I\RXZRXOGOLNHWRQRPLQDWHWREHFRPHDPHPEHURIRUZRXOGOLNH

A Fact Sheet was distributed to the local IXUWKHULQIRUPDWLRQDERXWWKH0RQDUWR&RPPXQLW\DQG,QGXVWU\5HIHUHQFH*URXS &RXQFLOZLOODOVRFRQVXOWZLWKWKHFRPPXQLW\ 7KH0DVWHUSODQZLOODOVRIRFXVRQWKH SOHDVHFRQWDFW DERXWUH]RQLQJODQGIRULQGXVWU\DQGRWKHU An engagement strategy was developed at the community in the early stages of the project in LQWHUIDFHEHWZHHQWKH¶(QWHUSULVH3UHFLQFW· .LHURQ%DUQHV0DQDJHU3ODQQLQJDWWKH5XUDO&LW\RI0XUUD\%ULGJHRQSKRU HFRQRPLFDFWLYLWLHVDW0RQDUWR6RXWK7KLVZLOO DQGQHDUE\UXUDODQGUHVLGHQWLDOSURSHUWLHV HPDLONEDUQHV#PXUUD\EULGJHVDJRYDX EHLQWKHIRUPRIDQDPHQGPHQWWRWKH commencement of the project. The purpose order to inform them about the project, describe 'HYHORSPHQW3ODQ D'3$ of the Engagement Strategy was to build a its objectives, and invite nominations for the new framework for engaging with the community, as Community and Industry Reference Group. Community Update prepared and distributed during the Masterplan investigations phase well as allowing Council and the project team to: COMMUNITY AND INDUSTRY REFERENCE • inform the community about the masterplan GROUP project; • understand public issues and concerns; and The Monarto South Community and Industry • receive feedback about the options for future Reference Group was established in mid 2015 to development contained in the masterplan. provide comment to RCMB on the Monarto South DPA, the Masterplan and any future strategic MONARTO PROJECTS GROUP and implementation work. This group comprises representatives from industry, community The Monarto Projects Group was formed members and community leaders. The Reference with initial members being the Rural City of Group has met on a number of occasions and Murray Bridge, Alexandrina Council, Regional has provided feedback directly relevant to the Development Australia Murraylands and preparation of the Masterplan. Riverland, Regional Development Australia Adelaide Hills, Fleurieu and Kangaroo Island, and the Department of State Development. This group

MONARTO MASTERPLAN NOVEMBER 2016 INFORMATION SESSION

Residents, landowners and community groups • proposed minimum allotment sizes for industry were invited to an Information Session, which was land held in September 2015. The Information Session • impacts from industry – traffic management was held the time when the Monarto South DPA and safety, noise, light, odour etc. was undergoing formal consultation, and had the • viability of the new industry land and dual purpose of eliciting feedback on the DPA and intermodal terminal. the broader masterplanning process. • the location and viability of two local activity centres proposed for Monarto South FEEDBACK ARISING AS PART OF THE • social and environmental concerns generally MONARTO SOUTH DPA • the process and handling of the DPA including the Interim Operation of the DPA. Public consultation was undertaken for the Monarto South DPA from 27th August 2015 to RCMB has prepared a summary and response to 22nd October 2015. 25 written representations the 25 representation received, available on their were received, from a mixture of individuals website, and suggested a number of amendments and organisations (including the Monarto South to the DPA (e.g. widening landscaped buffers Community and Industry Reference Group). around industry zoned land). These amendments Several issues of relevance to the masterplan have been considered and incorporated where emerged during the consultation, including: possible into this Masterplan.

• impacts upon native vegetation/ biodiversity Additional positive suggestions from the • loss of primary production land community relating to the design for landscape • the width of landscaped buffer zones around buffer areas, the upgrade of visitor information industry areas – particularly adjacent to signage, and other signage and placemaking/ Thomas Crescent public realm improvements are also supported by the Masterplan.

Monarto South Information Session, Monarto War Memorial Hall, November 2015

MONARTO MASTERPLAN NOVEMBER 2016 This chapter offers a long term vision for Monarto South. It unpacks some of the many opportunities that have been identified within the study area, DEVELOPMENT PRINCIPLESunder four development principles: A. Protection and enhancement of native vegetation and wildlife corridors B. Planning for long-term economic + LONG TERM VISION development C. Managing impacts of development D. Improving local amenity through placemaking and streetscape improvements.

‘A Long Term Illustrative Masterplan for Monarto South’ on the following page provides a visual representation of these opportunities.

MONARTO MASTERPLAN NOVEMBER 2016 24

MONARTO SOUTH MASTERPLAN MONARTO MASTERPLAN NOVEMBER 2016 6. DEVELOPMENT PRINCIPLES + LONG TERM VISION

A. PROTECTION AND ENHANCEMENT OF NATIVE VEGETATION AND WILDLIFE CORRIDORS

As the Native Vegetation Working Paper explains, OPPORTUNITY - DEVELOP BIODIVERSITY the Monarto South Enterprise Precinct and district CORRIDORS contain valuable areas of native and planted vegetation. Much of this vegetation is in public There are opportunities to develop strong ownership, and new conservation parks are being biodiversity corridors by maintaining, protecting established to further protect and enhance this and enhancing areas rich in native vegetation. vegetation. There are opportunities to connect these areas with the Monarto Conservation Park and Ferries The development of this plan provides an McDonald Conservation Park to the south, opportunity to further connect areas through Monarto Woodlands (a 400m strip of native new and enhanced landscape buffers, roadside vegetation on the northern edge of the South vegetation, and strategic revegetation as part of Eastern Freeway that acts as a buffer to Monarto new development. South), extensive native vegetation within Monarto Zoo, and Rocky Gully to the east.

OPPORTUNITY - ESTABLISH CONSERVATION PARK DESIGNATIONS FOR NATIVE VEGETATION

There is an opportunity to maintain and protect the existing native vegetation, including vegetation corridors, through additional Conservation Park designations over time as part of a broader regional Conservation Park network.

OPPORTUNITY - DEVELOP REVEGETATION STRATEGIES FOR NEW DEVELOPMENT

Where there is a possibility that development may affect existing vegetation or wildlife corridors, a revegetation strategy and detailed landscaping plans should be provided to Council for approval to enhance native vegetation and wildlife corridors, and offset losses.

Revegetation strategies and landscaping plans should form a part of a comprehensive revegetation plan for the region. Vegetation at Monarto South, found typically on roadsides, major plantations alongside the SE Freeway, Planning for long term economic development and on proprieties.

MONARTO MASTERPLAN NOVEMBER 2016 Zoo’s resident animals. This would help to provide SPORTING COMPLEX B. PLANNING FOR LONG-TERM ECONOMIC a sense of anticipation and excitement for young visitors as they approach this unique and special The Monarto Sporting Complex is situated DEVELOPMENT place. Prior to establishing the new entrance to approximately 1.5 kilometres north of the the zoo on Monarto Road, it is important that intersection of the Old Princes Highway and McDonald Ferries Road / Schenscher Road on at Monarto South will involve partnerships DEVELOPMENT the current entry to the zoo on the Old Princes the eastern side of Schenscher Road. between Council, stakeholders, landowners and Highway maintains a high level of amenity. developers. The major opportunities assessed A significant new Freeway Service Centre Currently used by the community as a football It is recommended that a detailed study be under this Masterplan are outlined below. These development has been earmarked for the and cricket oval, opportunities exist to provide conducted to determine the viability of retaining projects may capitalise on the recent land use southeast corner of the Monarto South a greater diversity of community activities for stormwater run-off from existing and potential rezoning, and the vision for Monarto South as a interchange for some time. The service centre is this area through consultation between the future land use activities in the region for use at significant employment area, but - as the working intended to incorporate fuel for cars and heavy Community Reference Group and Council. papers make clear - will rely on appropriate vehicles, retail and fast food, public amenities Monarto Zoo to water vegetation and resident market conditions, infrastructure and community and associated parking and access. The DPA animals. The future growth of Monarto South must be done and stakeholder support to underpin their viability. amended the size, shape and access/ramp in a way that avoids or minimises negative impact arrangements, increasing the site frontage Recognising the significant cultural, educational on Monarto South’s community, and the region’s and tourism qualities of Monarto Zoo, careful OPPORTUNITY - INDUSTRIAL EXPANSION to the Freeway. This expanded footprint will environment. consideration needs to be given to any proposed AND INVESTMENT accommodate expected future traffic and parking demand of the facility. development and land use in the region that could have the potential to cause a negative impact The expansion of existing industrial development on zoo animals, staff and visitors, with particular south of Old Princes Highway, as well as new OPPORTUNITY - MONARTO ZOO regard to those activities likely to generate business development is provided for, taking As discussed previously in the Investigations excessive noise, air pollutants and odours. advantage of the revised land use zoning. section of this document, a number of enhancements and upgrades are proposed for Furthermore, any future development adjacent This expansion and investment will allow for a Monarto Zoo to enhance this facility as a key Monarto Zoo needs to be compatible with the greater diversity of employment opportunities, tourism attraction of international significance. zoo’s desire to develop tourist accommodation. particularly in the industries of manufacturing, These upgrades include: agriculture, transport, and logistics. OPPORTUNITY - AVIATION FACILITY • Relocating the main entry to the zoo from its OPPORTUNITY - INTERMODAL FACILITY current location on the Old Princes Highway to A future aviation facility is considered best a new location on Monarto Road which forms located on cleared land south of the South A future road-rail intermodal facility is envisaged the northern boundary of the zoo Eastern Freeway, north of Monarto Conservation for Monarto South. An associated area is • Developing a variety of accommodation Park and east of Ferries McDonald Road with the Aviation facility Concept Design proposed on either side of the railway line to opportunities main runway running north - south. This locality accommodate the main line, passing loop, siding, • Providing additional themes, attractions and is considered sufficiently distant from Monarto truck loading and manoeuvring areas, etc. and facilities to increase visitor numbers Zoo and other sensitive land use areas to avoid other facilities, required for the operation of the • Improved directional signage to the zoo substantial nuisance due to noise. intermodal facility. This required a south-westerly extension into the adjacent Monarto Woodlands The proposed new entry to the zoo is via Given the considerable capital, operational plantation (former Rural Landscape Protection Schenscher Road, the extension of Ferries and maintenance costs involved with the Zone) to accommodate the likely required McDonald Road beyond the Old Princes Highway. establishment of an aviation facility, a rigorous facilities. There are opportunities along Schenscher business case would need to be developed to OPPORTUNITY - FREEWAY SERVICE CENTRE Road (and Ferries McDonald Road) to provide determine the viability of such a facility in the interesting and creative directional signage region. incorporating artworks that showcase some of the OPPORTUNITY - UPGRADES TO MONARTO Freeway Service Station Indicative Concept Plan (Monarto South DPA 2015) 26

MONARTO MASTERPLAN NOVEMBER 2016 C. MANAGING IMPACTS OF DEVELOPMENTS

OPPORTUNITY - SEPARATE INDUSTRIAL Careful design and management arrangements LAND FROM MONARTO ZOO will have to be developed for all landscape buffers to ensure their proper function and amenity is The rezoning of land on the eastern side of achieved and maintained. Ferries McDonald Road and south of Old Princes Highway from the Light Industry Zone OPPORTUNITY - TRAFFIC MANAGEMENT + to the Primary Production Zone will allow for SAFETY IMPROVEMENTS the protection of the existing Department of Environment, Water and Natural Resources Over time, and as development occurs, it will vegetation research facility, whilst also allowing likely be necessary to consider a range of traffic for an additional physical and visual buffer management and safety improvements to cater between the employment lands and the Monarto for any increase in traffic movements. These Zoo to the north. might include:

OPPORTUNITY - LANDSCAPE BUFFERS TO • speed reductions on major roads from 80km/h INDUSTRIAL DEVELOPMENT to 60km/h • intersection improvements, including Old Consistent with Concept Plan Map MuBr/3 Princes Highway/Ferries McDonald Road in the Murray Bridge Council Development • rail crossing improvements Plan, the southern side of the Old Princes • rationalisation of access into and out of Highway would benefit by establishing a 60m industrial areas wide landscaped buffer zone to provide visual • the establishment of footpaths, trails, screening and acoustic attenuation from existing pedestrian refuge crossings, and improved car and potential future industrial activities in the parking. Urban Employment Zone. Similarly, a 150m wide vegetation buffer zone is proposed to the eastern side of Thomas Crescent and a 20m vegetation buffer zone to either side of Ferries McDonald Road between the northern extent of Monarto Woodlands and the railway line.

In addition to screening industrial and agricultural land use activities, these vegetation buffers will provide additional habitat for local bird and animal Traffic management and safety improvements, such as at intersections and railway crossings, will be an species and improve opportunities to connect issue requiring monitoring over time as employment existing biodiversity corridors in the area. and industry growth at Monarto South eventuates.

MONARTO MASTERPLAN NOVEMBER 2016 composting toilet facilities incorporating solar Road would improve access and amenity for D. IMPROVING LOCAL AMENITY THROUGH power and rainwater collection. residents and provide links to existing walking and cycling trails in the area. This section of PLACEMAKING + STREETSCAPE IMPROVEMENTS OPPORTUNITY - STREETSCAPE Ferries McDonald Road would also benefit from IMPROVEMENTS ADJACENT FERRIES additional landscaping to compliment the existing A number of placemaking and streetscape and is also the major vehicular traffic route from McDONALD ROAD trees and shrubs that provide some screening to improvements have been identified to support Adelaide to Melbourne. the industrial activities adjacent. and improving the amenity and sense of place Extending northwards for approximately 400m for residents, workers and visitors to Monarto There are opportunities to enhance the sense from the South Eastern Freeway / Ferries South. These include improved sense of arrival to of arrival at this important ‘gateway’ entrance McDonald Road intersection, Monarto Woodlands the area through the development of ‘gateways’, to Monarto with improvements to signage is an extensive native vegetation buffer zone and streetscape improvements to major roads, the as vehicles approach the turn-off from both biodiversity corridor that lines both side of Ferries inclusion of cycle and walking paths or trails, and directions. This might be achieved by introducing McDonald Road. the strengthening of the ‘heart’ of Monarto South. some creative signage/art works showcasing The various improvements to the Monarto Zoo some of the Monarto Zoo animals alerting Beyond this buffer exists a variety of agricultural (outlined previously) will also serve to enhance visitors they are approaching a zoological park of and light industrial land uses extending north to the general amenity of the area - including the international significance. the railway line that would benefit by introducing relocation of the entrance to Monarto Road and the recommended 20m vegetation buffer zone associated upgrades. The Monarto South gateway would also be to screen existing and future intensive land use improved by upgrading the existing visitor activities beyond. In addition to providing a visual OPPORTUNITY - IMPROVED ‘GATEWAY’ information bay situated approximately 200m buffer, this would help to maintain, enhance and OPPORTUNITIES FROM THE SOUTH north of the South Eastern Freeway / Ferries protect the rural and semi-natural character of EASTERN FREEWAY McDonald Road intersection. Improvements the area as well as improving the streetscape could include upgrades to the existing shelter environment and amenity for current and future The South Eastern Freeway provides the major and car parking facilities, new information residents, workers and visitors. access route to Monarto South and its main boards showcasing the unique heritage and tourist attraction - Monarto Zoo - from Mount recent history of the Monarto South area, and North of the railway line, a shared footpath or Precedent examples of shared footpaths and horse Barker to the west and Murray Bridge to the east, providing a landscaped picnic area with waterless trail on the western side of Ferries McDonald trails, including feature art work, shelters and signage

Indicative cross section through Ferries McDonald Road, south of railway line. New wayfinding markers or signage line the side of the road, indicating the route towards Monarto (and Monarto Zoo). A shared path trail is built on one side of the road. Enhanced landscape buffers on both sides screen adjacent industrial developments.

Gateway marker Industry

Vegetation buffer within industry zone / Swale + planting Road carriagewaySwale + planting Trail Vegetation buffer within industry employment lands verge verge zone / employment lands

Road reserve 28

MONARTO MASTERPLAN NOVEMBER 2016 Opportunities also exist along the eastern side A disused tennis court facility and clubroom of Ferries McDonald Road to provide a shared occupies the G.J Hartmann Reserve on the use footpath or trail to improve pedestrian, cyclist eastern side of Ferries McDonald Road. and horse riding movement through the area. The general amenity of this area could be improved by Opportunities exist to re-establish the general establishing a landscaping plan that incorporates store as the “heart” of the township providing tree planting, public seating, interpretive signage local residents, workers and visitors with and public art. somewhere to purchase food and other basics. The general store (in an existing or new building) OPPORTUNITY - IMPROVED AMENITY TO THE would provide for both local residents and, TRADITIONAL “HEART” OF MONARTO SOUTH importantly, for the growing number of local workers in the area. It would also complement The traditional “heart” of Monarto South is the proposed Freeway Service Centre to be positioned approximately 1.5km north of the located on the southern side of the South Eastern South Eastern Freeway / Ferries McDonald Road Highway near the intersection with Ferries intersection extending north for approximately McDonald Road. 250m. Existing is a small cluster of buildings along the western side of Ferries McDonald Road There are also opportunities to convert the presenting a variety of uses including: disused tennis court and clubroom facilities to accommodate a more diverse range of community • The former general store (currently vacant) activities. Appropriate future uses for the site • General Post Office (letterboxes only) would be determined through consultation • Monarto War Memorial Hall (in active use for between the Community Reference Group and meetings and community events) Council. • Monarto Country Fire Brigade (in active use) • Collection of residential dwellings. Precedent examples of gateway markers, zoo signage and directional signage. As demonstrated through these examples, feature elements could include materials such as corten steel to reflect the industrial nature of the Monarto South Enterprise Precinct, contrasting with soft landscaping reflecting the semi-rural location.

Indicative cross section through Ferries McDonald Road, the the ‘heart’ of Monarto South, near the War Memorial Enhanced Hall. More formalised parking and seating outside the Hall. Trails or footpaths on one or both sides of Ferries vegetation McDonald Road to improve access and safety.

Gateway marker/ public art

Monarto War Memorial Hall Formalised carpark Trail Road carriageway Trail New + enhanced Farm lands + street furniture vegetation

Road reserve 29

MONARTO MASTERPLAN NOVEMBER 2016 IMPLEMENTATION

MONARTO MASTERPLAN NOVEMBER 2016 7. IMPLEMENTATION

The Monarto South Enterprise Precinct Masterplan 1. Promote the vision for Monarto South If successfully achieved, these priorities will describes many development opportunities as with industry, government and community help stimulate development and employment part of a ‘bigger vision’ for Monarto South, to be stakeholders. expansion at Monarto South - as well bringing on implemented over the long term. environmental and community improvements - 2. Work with landowners and developers - contributing to the long-term economic development It is not expected that all projects will be started or including Monarto Zoo – to support and ambitions for the area. delivered at once, and there may be periods when facilitate their own individual development OLWWOHFKDQJHRFFXUV7KHUHDUHVHYHUDOVLJQL¿FDQW projects in line with the aims of the landowners and stakeholders all managing their Masterplan (and recent Development Plan own business priorities and issues. This means that Amendment). many if not most of the developments and changes LGHQWL¿HGLQWKH0DVWHUSODQDUHQRWLQWKHGLUHFW 3. Continue to work with the Community and control of the Rural City of Murray Bridge. Council Industry Reference Group, and the wider can however play a role in facilitating and supporting community, to guide strategic planning these initiatives into implementation. and to partner on the implementation of placemaking, environmental and other There is also scope to further amend and improve initiatives. Development Plan policies over time in response to LGHQWL¿HGQHHGVRUWRLPSURYHSROLF\JXLGDQFHIURP 4. ,QLWLDWHDQGXQGHUWDNHWKHLGHQWL¿HG the existing suite of policies. placemaking and streetscape improvement projects at Ferries McDonald Road, Monarto ROLE FOR COUNCIL South ‘heart’, and gateway improvements (as described on page 28 and 29). Rather than creating an arbitrary or ambitious implementation schedule of projects that cannot be 5. Work with landowners, developers directly managed by RCMB, we suggest a smaller and infrastructure providers to resolve number of priority roles and initiatives to be pursued any challenges relating to service and over the next two to three years. infrastructure provision.

These priorities are selected in order to make a 6. Work with landowners, developers and the PHDQLQJIXOHႇHFWRQWKHUHDOLVDWLRQRIWKHORQJWHUP community to enhance the local vegetation YLVLRQIRU0RQDUWR6RXWKLQDZD\WKDWEHQH¿WVWKH corridor network, through additional and economic, social and environmental interests of the HQKDQFHGODQGVFDSHEX௺HUVDVSDUWRI Masterplan. development, and by enhancements to vegetation on private and publicly owned land.

7. Review the implementation of the Masterplan on an annual basis, and over time review whether a need exists for further Development Plan Amendments or additional planning and infrastructure projects.

MONARTO MASTERPLAN NOVEMBER 2016 32

MONARTO MASTERPLAN NOVEMBER 2016