Port Adelaide Enfield Council Corner of Days & Regency Roads, Croydon Park Explanatory Statement and Analysis For Consultation Corner of Days & Regency Roads, Croydon Park Port Adelaide Enfield Council Table of Contents Table of Contents Have Your Say 1 Explanatory Statement 2 Introduction 2 Need for the Amendment ................................................................................................................ 2 Proponent Funded DPA .................................................................................................................. 3 Statement of Intent .......................................................................................................................... 3 Affected Area ................................................................................................................................... 3 Summary of Proposed Policy Changes......................................................................................... 6 Legal Requirements ........................................................................................................................ 6 Consultation 6 Transitioning to the Planning and Design Code ........................................................................... 9 The Final Stage ................................................................................................................................ 9 Analysis 10 1. Background ............................................................................................................................. 10 2. The Strategic Context and Policy Directions ....................................................................... 10 2.1 Consistency with South Australia’s Strategic Directions .................................................................................... 10 2.2 Consistency with the Planning Strategy ...................................................................................................... 10 2.2.1 Council’s Strategic Directions Report .................................................................................................................... 11 2.2.2 Infrastructure Planning ......................................................................................................................................... 11 2.2.3 Current Ministerial and Council DPAs ................................................................................................................... 12 2.2.4 Existing Ministerial Policy ...................................................................................................................................... 12 3. Investigations ......................................................................................................................... 13 3.1 Investigations undertaken prior to the SOI ................................................................................................. 13 3.2 Investigations undertaken to inform this DPA ............................................................................................. 13 3.3 Environmental Site History Assessment ............................................................................................................... 14 3.3.1 Summary of Environmental Conditions in the Area Affected ............................................................................... 14 3.3.2 Conclusions ........................................................................................................................................................... 16 3.4 Transport Investigations ....................................................................................................................................... 16 3.4.1 Public Transport, Pedestrian and Cyclist Networks .............................................................................................. 16 3.4.2 Road Network ....................................................................................................................................................... 17 3.4.3 Traffic Generation and Distribution ...................................................................................................................... 17 3.4.4 Conclusions ........................................................................................................................................................... 21 DPA.docx Corner of Days & Regency Roads, Croydon Park Port Adelaide Enfield Council Table of Contents 3.5 Industrial Land Market and Retail Centres ........................................................................................................... 22 3.5.1 Croydon Park Industrial Land Market Study ......................................................................................................... 22 3.5.2 Croydon Park Retail Study .................................................................................................................................... 23 3.5.3 Conclusions ........................................................................................................................................................... 25 3.6 Infrastructure .......................................................................................................................................... 26 3.6.1 Stormwater Drainage ............................................................................................................................................ 26 3.6.2 Potable Water Supply (SA Water) ......................................................................................................................... 27 3.6.3 Recycled Water ..................................................................................................................................................... 28 3.6.4 Sewer (SA Water) .................................................................................................................................................. 28 3.6.5 Gas (APA) .............................................................................................................................................................. 28 3.6.6 Electrical Supply (SA Power Networks) ................................................................................................................. 28 3.6.7 Telecommunications infrastructure ...................................................................................................................... 29 3.7 Interface considerations ....................................................................................................................................... 29 3.7.1 EPA Licenced Activities and other industry in the Locality ................................................................................... 29 3.7.2 Potential Noise impact on future uses .................................................................................................................. 33 3.7.3 Potential Air Emissions Impact on future uses ..................................................................................................... 34 3.7.4 DPA Recommendations ........................................................................................................................................ 34 3.8 Social Infrastructure Assessment .......................................................................................................................... 35 3.8.1 Overview of community assets ............................................................................................................................. 35 3.8.2 Location and capacity of public open space ......................................................................................................... 38 3.8.3 Affordable Housing and Residential Demand ....................................................................................................... 38 3.8.4 Conclusions ........................................................................................................................................................... 39 3.9 Identification of Significant and Regulated Trees ................................................................................................. 39 3.10 Recommended Zoning of the Area Affected ............................................................................................... 41 4. Recommended Policy Changes ............................................................................................ 43 5. Consistency with the Residential Code ............................................................................... 44 6. Statement of Statutory Compliance ...................................................................................... 46 6.1 Accords with the Planning Strategy ........................................................................................................... 46 6.2 Accords with the Statement of Intent ........................................................................................................ 46 6.3 Accords with other parts of the Development Plan ..................................................................................... 46 6.4 Complements the Policies in the Development Plans for Adjoining Areas ..................................................... 46 6.5 Accords with Relevant Infrastructure Planning ........................................................................................... 47 6.6 Satisfies the requirements Prescribed by the Regulations...........................................................................