port adelaide enfield council...port adelaide enfield council rezoning of 165-179 and 181-193 days...

Port Adelaide Enfield Council

Rezoning of 165-179 and 181-193 Days Road,

Regency Park for Residential Development

Explanatory Statement and Analysis

For Consultation

Rezoning of 165-179 and 181-193 Days Road, Regency Park for Residential Development 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 ...................................................................................... 5

Legal Requirements ..................................................................................................................... 5

Consultation ................................................................................................................................. 5

The Final Stage ............................................................................................................................. 6

Analysis 7

1. Background ......................................................................................................................... 7

2. The Strategic Context and Policy Directions .................................................................... 7

2.1 Consistency with South Australia’s Strategic Directions ...................................................................................... 7

2.2 Consistency with the Planning Strategy ....................................................................................................... 7

2.2.1 Council’s Strategic Directions Report ................................................................................................ 8

2.2.2 Infrastructure Planning ................................................................................................................... 8

2.2.3 Current Ministerial and Council DPAs ............................................................................................... 8

2.2.4 Existing Ministerial Policy ................................................................................................................ 9

2.3 Transitioning to the Planning and Design Code ................................................................................................ 10

3. Investigations .................................................................................................................... 11

3.1 Investigations undertaken prior to the SOI ................................................................................................ 11

3.2 Infrastructure Service Provision ................................................................................................................ 11

3.2.1 Potable Water Supply (SA Water)................................................................................................... 11

3.2.2 Recycled Water ............................................................................................................................ 12

3.2.3 Sewer (SA Water) ......................................................................................................................... 12

3.2.4 Gas (APA) ..................................................................................................................................... 12

3.2.5 Electrical Supply (SA Power Networks) ........................................................................................... 12

3.2.6 Telecommunications infrastructure ................................................................................................ 13

3.2.7 Stormwater Drainage .................................................................................................................... 13


Table of Contents

3.3 Traffic Investigations ............................................................................................................................... 14

3.3.1 Road Network .............................................................................................................................. 14

3.3.2 Traffic Impact ............................................................................................................................... 14

3.3.3 Access Requirements .................................................................................................................... 14

3.3.4 Pedestrian and Cyclist Networks .................................................................................................... 15

3.3.4 Public Transport ........................................................................................................................... 15

3.3.5 Conclusions .................................................................................................................................. 15

3.4 Site History Assessment .................................................................................................................... 16

3.4.1 Soil Assessment ............................................................................................................................ 16

3.4.2 Ground Water Assessment ............................................................................................................ 17

3.4.3 Conclusions re suitability of the Area Affected for residential zoning ................................................ 17

3.5 Identification of Significant and Regulated Trees ................................................................................ 18

3.5.1 Lot 100 ........................................................................................................................................ 18

3.5.2 Lot 101 ........................................................................................................................................ 19

3.5.3 Conclusions .................................................................................................................................. 19

3.6 Other factors informing appropriate zoning of the Area Affected ................................................................ 23

3.6.1 Interface with adjoining development ............................................................................................ 23

3.6.2 Location and capacity of social infrastructure ................................................................................. 28

3.6.3 Location and capacity of public open space .................................................................................... 28

3.7 Investigations undertaken to inform this DPA ............................................................................................ 32

3.7.1 Proposed Zoning .......................................................................................................................... 32

3.7.2 Related General Section policy modules ......................................................................................... 33

4. Recommended Policy Changes ....................................................................................... 34

5. Consistency with the Residential Code .......................................................................... 35

6. Statement of Statutory Compliance................................................................................. 36

6.1 Accords with the Planning Strategy ........................................................................................................... 36

6.2 Accords with the Statement of Intent ....................................................................................................... 37

6.3 Accords with other parts of the Development Plan .................................................................................... 37

6.4 Complements the Policies in the Development Plans for Adjoining Areas .................................................... 37

6.5 Accords with Relevant Infrastructure Planning ........................................................................................... 37

6.6 Satisfies the requirements Prescribed by the Regulations ........................................................................... 37

References/Bibliography 38

Schedule 4a Certificate 39

Appendices 40

Appendix A - Assessment of the Planning Strategy ................................................................ 41

The Amendment ....................................................................................................


Table of Contents

Rezoning of 165-179 and 181-193 Days Road, Regency Park for Residential Development

Port Adelaide Enfield Council Have Your Say

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Have Your Say

The DPA is available for public inspection through the Council website at www.cityofpae.sa.gov.au/have-your-say from 14 May 2020 until 10 July 2020. Hard copies can also be mailed to interested persons (free of charge) on request.

During this time anyone may make a written submission about any of the changes the DPA is proposing.

Submissions should be mailed to Chief Executive Officer, PO Box 110, Port Adelaide SA 5015 or emailed to [email protected].

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

If requested, a meeting will be held on Tuesday 4 August at 7pm. The meeting will be held at the Parks Library, at 46 Trafford Street, Angle Park.

Should social distancing restrictions remain in force, the public meeting will be held electronically. The details of the electronic meeting will be published on Council’s website, following the conclusion of the public consultation period.

mailto:[email protected]


Port Adelaide Enfield Council Explanatory Statement

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Explanatory Statement

Introduction

The Development Act 1993 provides the legislative framework for undertaking amendments to a Development

Plan. The Development Act 1993 allows either the relevant council or, under prescribed circumstances, the

Minister responsible for the administration of the Development Act 1993 (the Minister), to amend a

Development Plan.

Before amending a Development Plan, a council must first reach agreement with the Minister regarding the

range of issues the amendment will address. This is called a Statement of Intent. Once the Statement of Intent is

agreed to, a Development Plan Amendment (DPA) (this document) is written, which explains what policy

changes are being proposed and why, and how the amendment process will be conducted.

A DPA may include:

An Explanatory Statement (this section)

Analysis, which may include:

- Background information

- Investigations

- Recommended policy changes

- Statement of statutory compliance

References/Bibliography

Certification by Council’s Chief Executive Officer

Appendices

The Amendment.

Need for the Amendment

The two allotments in the Area Affected are entirely within the Community Zone.

The northern allotment is owned by UnitingSA and operates its Regency Green Multicultural Aged Care facility

on this site.

The southern allotment has been owned by Novita Children’s Service, operating the Regency Park Centre for

over 40 years on the site. Novita is now relocating its services to a new state-of-the-art headquarters and

therapy hub on Port Road at Hindmarsh, with occupation of the new facility expected in mid-2020. The

allotment is now contracted to the KAS Property Development Group (KAS) which is proposing to redevelop it

for residential and/or mixed use purposes.

The owners of the two allotments have indicated their support for rezoning their land parcel to facilitate an

appropriate zoning framework that better reflects existing and desired land uses.

The existing Community Zone includes a very limited range of envisaged uses and an extensive list of non-

complying uses. The current zoning is largely unsuitable for a significant number of land uses that would

otherwise be appropriate in this urban infill circumstance.



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To achieve a residential and/or mixed use outcome will require rezoning the land from its current Community

Zone to a Suburban Neighbourhood Zone.

Proponent Funded DPA

A privately funded DPA is subject to an agreement with Council under its Privately Funded Development Plan

Amendments Policy, where the private funder (the Proponent) engages suitably qualified consultants to prepare

the DPA, and the consultant(s) meet the requirements of the Development Act 1993 and Development

Regulations 2008 to prepare the relevant DPA documents.

Although the DPA process is being funded substantially by the Proponent, the Council has sought and relied

upon independent advice from the Council’s consultant.

Council and the Minister for Planning retain full control over the DPA process and decision making

responsibilities in accordance with the Development Act.

Statement of Intent

The Statement of Intent relating to this DPA was agreed to by the Minister on 21 August 2019.

The investigation of the issues agreed to in the Statement of Intent has been undertaken and addressed.

Affected Area

The area affected is located on the eastern side of Days Road in Regency Park. It comprises two allotments with

a combined area of approximately 8.1 hectares as described in the Table below.

Certificate of Title Registered Proprietor

Description Area (ha)

Novita Children’s Services (under contract to KAS Property

Development Group) 165-179 Days Road

Allotment 101 in DP 58613 CT: 5868/377

4.585

UnitingCare Wesley Port Adelaide (now referred to as UnitingSA)

181-193 Days Road

Allotment 100 in DP 58613 CT: 5868/376

3.508

The land parcels comprise the full extent of the Community Zone in this locality as shown on Zone Map PAdE/29

and identified in the Figure 1 on the following page.



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FIGURE 1 AREA AFFECTED



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Summary of Proposed Policy Changes

The DPA proposes the following changes:

amend the Suburban Neighbourhood Zone by introducing text relevant to Regency Park (the Area Affected)

in the Desired Character statement and under subheadings Housing; Activity Centres and Non-residential

Development; Access; and Open Space

amend the Suburban Neighbourhood Zone principle 5 such that it applies to non-residential development in

Regency Park

insert a new principle of development control in the Suburban Neighbourhood Zone to identify the possible

need to address the location of new light sensitive development in the proposed zone and the management

of impacts of outdoor lighting in the adjoining Recreation Zone

the parking rates applying to new development set out in Table PAdeE/5 – Off Street Vehicle Parking

Requirements will continue to apply to development in the Regency Park area of the proposed zone

amend the Zone Reference Table and Development Plan Maps to reflect the change in zoning from

Community Zone to Suburban Neighbourhood Zone (affects the Council Index Map, Location Map

PAdeE/29, Overlay Map PAdeE/29 Affordable Housing and Zone PAdeE/29).

Legal Requirements

Prior to the preparation of this DPA, council received advice from a person or persons holding prescribed

qualifications pursuant to section 25(4) of the Development Act 1993.

The DPA has assessed the extent to which the proposed amendment:

accords with the Planning Strategy

accords with the Statement of Intent

accords with other parts of council’s Development Plan

complements the policies in Development Plans for adjoining areas

accords with relevant infrastructure planning

satisfies the requirements prescribed by the Development Regulations 2008.

Consultation

This DPA is now released for formal agency and public consultation. The following government agencies and

organisations are to be formally consulted:

Department of Planning, Transport and Infrastructure

Environment Protection Authority

Department for Communities and Social Inclusion



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SA Health (Department for Health and Wellbeing)

TAFE SA

SA Water

SA Power Networks

APA Group

City of Charles Sturt

Peter Malinauskas, MP for Croydon

Directly adjoining property owners

All written and verbal, agency and public submissions made during the consultation phase will be recorded,

considered, summarised and responses provided. Subsequent changes to the DPA may occur as a result of this

consultation process.

The Final Stage

When the council has considered the comments received and made any appropriate changes, a report on this

(the Summary of consultations and proposed amendments report) will be sent to the Minister.

The Minister will then either approve (with or without changes) or refuse the DPA.


Port Adelaide Enfield Council Analysis

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Analysis

1. Background

The DPA seeks to identify the most appropriate zoning of the land as a consequence of the two land owners

indicating their support for rezoning their land parcels to facilitate its highest and best use, namely residential

infill with some opportunities for mixed use compatible with residential amenity.

Consideration of various strategic documents also supports a rezoning of the land to better achieve the strategic

directions being sought by the State and local government. A Statement of Justification from the landowners

seeking support to pursue a privately funded DPA to amend the zoning of this land from Community Zone to

Suburban Neighbourhood Zone or Mixed Use Zone has been considered by Council.

Council recently resolved to support this Statement of Justification and initiated a Statement of Intent seeking

the Minister for Planning’s approval to proceed with the required DPA. The DPA considers the desired

residential outcomes for the land and the extent to which the opportunities can be realised having regard to the

effective and economic provision of infrastructure, stormwater management and availability of community

services.

Investigations by appropriate consultants undertaken to inform this DPA are identified in the

References/Bibliography section of this document.

2. The Strategic Context and Policy Directions

2.1 Consistency with South Australia’s Strategic Directions

South Australia’s former Strategic Plan outlined a medium to long-term vision for the whole of South Australia.

The 30-Year Plan for Greater Adelaide was prepared on the basis of the former plan (see Section 2.2).

The State Government is in the process of reform of the Planning System which seeks to achieve better

outcomes for South Australia’s economy, environment and communities. The planning reforms will be

underpinned by the new Planning Development and Infrastructure Act 2016 and a new Planning and Design

Code will be implemented in 2020 (see Section 2.3).

The DPA is not contrary to the reforms and will be consistent with the directions of the new planning system

particularly where it seeks to minimise the number of different residential zones applying across the state.

2.2 Consistency with the Planning Strategy

The Planning Strategy presents current State Government planning policy for development in South Australia. In

particular, it seeks to guide and coordinate State Government activity in the construction and provision of

services and infrastructure that influence the development of South Australia. It also indicates directions for

future development to the community, the private sector and local government.

The 30-Year Plan for Greater Adelaide 2017 Update, a volume of the Planning Strategy, is relevant to this DPA:

A detailed assessment of the DPA against the Planning Strategy is contained in Appendix A.



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2.2.1 Council’s Strategic Directions Report

Council’s most recent Development Act (Section 30) Strategic Directions review was undertaken in March 2012.

The Council’s 2012 Strategic Directions Report set a DPA program to prepare nine DPAs in the coming years,

covering residential, heritage, centre, corridor and general matters as well as specific DPAs for development on

Prospect Road and Hanson Road. This list of DPAs did not cover the area being sought to be rezoned by this

proposed DPA.

More recent strategic reviews undertaken by the State Government in relation to planning reform, and the now

impending introduction of the Planning and Design Code, has overtaken any imperative for an updated review

under the current regulatory framework.

The DPA does achieve other relevant aspects of the Planning Strategy as summarised in Appendix A.

2.2.2 Infrastructure Planning

Where relevant, a DPA must take into account relevant infrastructure planning (both physical and social

infrastructure) as identified by Council (usually through the Strategic Directions Report), the Minister and/or

other government agencies.

The following infrastructure planning is of relevance to this DPA:

Council Infrastructure Planning Response/Comment

No specific infrastructure planning (social or physical) for the Area Affected was identified in Council’s Strategic Directions Report at the time of preparing the Statement of Intent.

The private proponents of the DPA have undertaken area specific investigations associated with the proposed rezoning. The investigations determined that physical infrastructure requirements relevant to the redevelopment of the land for urban residents are limited to any associated services/utilities and road infrastructure costs and ordinarily these costs will be borne by the developers at the time of the actual development or as agreed prior to receipt of Development Plan Consent. These social and physical infrastructure matters are considered further in Section 3.0.

Government Agency Infrastructure Planning Response/Comment

No specific infrastructure planning (social or physical) has been identified by the Minister or a relevant agency for the Area Affected.

Infrastructure investigations were undertaken (see Section 3) but did not reveal any specific infrastructure projects by State Government agencies within or in the immediate vicinity of the affected area.

2.2.3 Current Ministerial and Council DPAs

This DPA has taken into account the following Ministerial and Council DPAs which are currently being processed:



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Council DPAs Response/Comment

Corner Days and Regency Roads, Croydon Park DPA The Area Affected by this Developer Funded DPA applies to land in the Industry Zone and is under the ownership of several different parties. The DPA investigations relate to the future development of the land for residential, retail and commercial uses.

The Council obtained agreement from the Minister on a Statement of Intent in December 2016. This DPA is currently being prepared.

Although the site is located within 600 metres of the Regency Park affected area, the DPA outcomes will not directly impact the investigations or the subsequent amendment proposed in this Days Road, Regency Park DPA.

Rezoning of Allotment 113 and Portion of Allotment 115, Cowan Street, Angle Park for Residential Development DPA

Council is reviewing the zoning of council-owned land in the suburb of Angle Vale, currently part zoned Recreation and Light Industry.

The Council obtained agreement from the Minister on a Statement of Intent in March 2019. The investigations will consider alternative residential zoning of this underutilised land to better meet the objectives of the 30-Year Plan for Greater Adelaide.

The DPA outcomes will not directly impact the investigations or the subsequent amendment proposed in this Days Road, Regency Park DPA

Ministerial DPAs Response/Comment

Devon Park Residential DPA The Minister is rezoning some 8,000m2 of land at 37 Belford Avenue, Devon Park. The land is currently zoned as Light Industry, and is intended to become a Residential Zone. The DPA was released for consultation in July 2019, and was gazetted in April 2020.

The DPA outcomes will not directly impact the investigations or the subsequent amendment proposed in this DPA for Days Road, Regency Park.

2.2.4 Existing Ministerial Policy

This DPA proposed changes to the following, existing Ministerial policy:



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Existing Ministerial Policy Proposed Change and Justification

The South Australian Planning Policy Library (SAPPL) provides the strategic link between the volumes of the SA Planning Strategy and the Development Plans.

SSAPPL policy modules will be adopted where relevant to the DPA. Any local additions will be consistent with the extent and content of local additions to a particular module will be consistent with local additions consolidated in the current Development Plan.

2.3 Transitioning to the Planning and Design Code

A new planning system is currently being introduced into South Australia. The new Planning, Development and

Infrastructure Act 2016 (PDI Act) is being introduced in stages. The Planning and Design Code is the cornerstone

of the new planning system, it consolidates the planning rules contained in South Australia’s 72 Development

Plans into one rulebook. In this regard the Port Adelaide Enfield Council Development Plan will be superseded

by the new Planning and Design Code in late 2020.

South Australia is currently in the transition between the two pieces of legislation. This DPA, being undertaken

by Council, is being prepared and consulted on under the Development Act 1993 to amend Council’s current

Development Plan.

Existing zones in the current Development Plan will be transitioned to the equivalent zone in the Planning and

Design Code (note: the Zone in the Planning and Design Code may have a different name to the equivalent zone

in the Development Plan). In regard to the policy changes proposed in this DPA, all changes utilise existing zones

within the current Development Plan with some local additions. If the DPA is approved by the Minister for

Planning, the intent of the policy changes will subsequently be transitioned in the deemed equivalent Code zone.

Potentially, local additions will be transitioned into a subzone.

It should be noted that Phase 2 and 3 of the Planning and Design Code has not commenced under the PDI Act,

but the draft Code has been on consultation. At this stage the changes proposed in this DPA are not

incorporated into the draft Code (Phase 3 includes the metropolitan area). As indicated above, if the DPA is

approved, the DPA will be transitioned into the Code format by way of transitional regulations. The final policy

content of the transition is at the discretion of the Planning Minister.

Refer to the SA Planning Portal at saplanningportal.sa.gov.au for more information.



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3. Investigations

3.1 Investigations undertaken prior to the SOI

The investigations to inform the DPA undertaken prior to the Statement of Intent agreement being reached with

the Minister are summarised as follows:

1. Review of infrastructure service provisions to ensure that future low to medium density residential development and/or mixed-use development can be appropriately serviced.

2. Investigation of potential vehicle traffic impacts arising from increased development potential and any access/road network improvements required.

3. Investigation of potential pedestrian and cyclist needs and connections arising from the envisaged land uses.

4. Review of the locality’s stormwater capacity and determine if any specific policy guidance is required for the affected area arising from the envisaged land uses.

5. Identification of the location and capacity of social infrastructure to accommodate the envisaged land uses.

6. Identification of the location and capacity of public open space.

7. Identification of any Significant and Regulated Trees on the affected area.

8. Investigations associated with possible land contamination and subsurface water contamination from past, present and surrounding uses.

9. Consideration of potential interface issues that may arise.

The investigations undertaken prior to the Minister’s Statement of Intent agreement are summarised in Section

3.2 – 3.6 under various subheadings below.

3.2 Infrastructure Service Provision

The investigations involved liaison with service authorities to understand the respective service networks,

location, capacity and any likely augmentation works that may be required as a consequence of the proposed

rezoning and future redevelopment for residential purposes. An ‘Infrastructure and Services Report’ (Greenhill

June 2019) has been received to inform the DPA investigations. A number of sections of the report were

subsequently updated after Statement of Intent agreement. A copy of that report dated September 2019

(Version C) is provided as a supplement to the investigations.

3.2.1 Potable Water Supply (SA Water)

The proposed development abuts an existing 200mm potable water main in Days Road that serves both

allotments.

It has been determined that the Area Affected can be serviced from the Days Road mains with two connections

(one to each existing allotment) and the specific size of internal water mains to future new allotments are

anticipated to include a network consisting of 150mm, 100mm and 63mm mains, thus meeting SA Water potable

water main supply standards and requirements.



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Augmentation charges are set by the service authority and consequently any future infrastructure provision will

be met by the proponent of the future redevelopment.

3.2.2 Recycled Water

There is a 300 mm recycled water main in Days Road. Allotments 100 and 101 each have an existing connection.

SA Water advised that recycled water is not available for residential use and it will therefore not be reticulated

to future urban residential allotments.

It may subsequently be possible for recycled water to be provided for irrigation of public open space. The

feasibility of this is subject to further investigation at the time the open space requirements are calculated in the

context of a residential land division application and or change of land use application that proposes new public

open space as part of the development.

3.2.3 Sewer (SA Water)

There are existing gravity sewer mains in Days Road of varying diameter running parallel with the area affected.

There is also an existing gravity sewer main extending from near the north-east corner of lot 100 towards South

Road to the east within the Regency Park Golf Course site.

The consultant engineer’s investigations determined a gravity sewer system is achievable for both allotments

100 and 101, provided that the site is sufficiently graded at the land division stage.

The DPA investigations by engineers anticipate there will be adequate capacity in the sewer system downstream

to service new development, and further verification by SA Water will be sought as part of the DPA consultation

process.

3.2.4 Gas (APA)

There is an existing medium pressure gas main running adjacent to the site along Days Road. There is an existing

connection from this main servicing allotment 101.

The APA Group (APA) assesses and makes the decision on supply to a new development based on its own

business case analysis. The APA’s assessment takes account the anticipated demand for gas and the cost to

supply. Headworks are the responsibility of the APA Group should it choose to supply. In this case, given Lot

101 in the Area Affected is already supplied with gas by the APA, it is anticipated that gas will be supplied to

future development, however as noted above, this is subject to APA’s own assessment that will also take into

account a future allotment layout.

3.2.5 Electrical Supply (SA Power Networks)

There is an existing 11 Kv high voltage overhead power line in Days Road serving both allotments 100 and 101.

It is reasonably assumed the future development will require the installation of underground electrical

reticulation including street lighting and low voltage cables.

DPA investigations by engineers to inform this DPA, estimate the surrounding infrastructure is likely to have

capacity to cater for a redevelopment of lots 100 and 101.



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SAPN has been contacted and will be consulted further as part of the DPA consultation on network capacity and

advice on any augmentation works that may be required to service new development. Augmentation charges

are typically at the cost of a proponent of the future redevelopment.

3.2.6 Telecommunications infrastructure

There is existing Vocus and Telstra infrastructure internal to allotment 101, and Telstra and NBN fronting both

allotments 100 and 101.

All new telecommunicates are typically laid in a common services trench (CST) running under verges and

footpaths. Existing telecommunications infrastructure within the two individual sites within Area Affected may

be come redundant and require removal, but that will depend on the detail of any proposed re-development

and be negotiated by the Developer with the relevant telecommunications service provider.

NBN has advised that it will be able to serve the area. The standard requirements of NBN will apply for

connection. There are minor backhaul works expected to be required but will be undertaken by NBN, and it has

advised it will be completed at its cost.

3.2.7 Stormwater Drainage

The investigations involved:

(a) a review of the underground site drainage system and existing development of lot 100 and 101

connected to the existing stormwater drainage system (ie the individual catchment area and

approximate impervious and pervious area associated with each allotment within the Area Affected);

(b) consideration of the Days Road trunk drain infrastructure and its large upstream urban catchment of

approximately 170 hectares that is a mix of residential, commercial and industrial areas;

(c) consideration of the existing estimated peak flows from Lot 100 and Lot 101 and a comparison with the

potential increased peak flows from future residential redevelopment (assuming redevelopment of

medium density residential to full potential).

The findings of the assessment are:

(a) if the Area Affected is redeveloped to its full potential the increase in peak flows are not expected to be

very large;

(b) if the paved area is increased to 75% within each allotment, there is a greater potential for increase in

peak flows from lot 100, reflecting the existing lesser extent of paved area within that site;

(c) there is an opportunity to include stormwater detention storage integrated with new public open space

as part of the future redevelopment of the Area Affected, thus restricting peak flows to pre-

development peak flows;

(d) existing connections to the Days Road trunk drainage system could potentially be utilised, but if not

suitable these could be abandoned and new connections made to cater for the redevelopment and suit

the Days Road trunk drainage system.



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The development application stage will consider and identify stormwater quality treatment measures within

proposed stormwater detention basins integrated with public open space. The current PAEC Development Plan

includes provisions relevant to the design of stormwater systems, open space and stormwater treatment

measures (under various headings including Land Division, Natural Resources, Open Space and Recreation and

the Suburban Neighbourhood Zone provisions). Therefore custom development policies will not be required as

part of the DPA.

It is also noted that the Draft Planning and Design Code (1 October 2019) contains performance outcomes under

the headings/subheadings Land Division in Urban Areas and Water Sensitive Design (plus deemed to satisfy

standards in some cases applying to different allotment thresholds of 19 residential allotments or less and 20+

residential allotments).

In summary, it is anticipated that the current Development Plan and the draft Code provisions (that PAEC will

transition to in mid 2020, with or without amendments to the draft provisions) provide sufficient guidance in the

assessment of development impact (including residential land division) and the design of a stormwater

management system relevant to the potential redevelopment of the Area Affected.

3.3 Traffic Investigations

3.3.1 Road Network

Days Road is a major collector road under the care, control and maintenance of Council. It has an annual

average daily traffic volume in the order of 9,900 vehicles per day. The urban default speed limit of 50km/hr

applies. There is a parking lane on the western side, and cycling lanes and pedestrian footpaths on both sides.

3.3.2 Traffic Impact

The traffic assessment considered a preliminary analysis of potential yield of allotments not exceeding 150

residential allotments across both sites.

Traffic count surveys were undertaken in May 2019 to ascertain the traffic generated by the existing uses on

each allotment, including turning movements the individual access point to each site.

Applying a trip generation rate per allotment was used to forecast traffic volumes of the theoretical residential

allotment yield, arriving at 118 trips per hour during the peak hours.

The traffic engineer’s assessment is that the traffic volumes generated by a potential residential subdivision on

the site would be equitable with that generated by the existing facilities. Accordingly, a future development on

the land will distribute approximately the same volume of traffic to and from the road network.

The type of vehicles associated with future residential use will continue to be primarily domestic vehicles, with

commercial vehicles generally limited to refuse and infrequent deliveries to dwellings.

3.3.3 Access Requirements

Any new public road network internal to the subject area will intersect with Days Road and any intersection

treatment will need to be consistent with other comparable intersections along Days Road.



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The two access points will require an upgrade as a consequence of a change from a driveway to an intersection

with a public road, necessitating greater separation and desirably independent channelised right turn lanes.

There is no impediment to this being achieved (including if the two lots are redeveloped independently).

There is also potential to consider one intersection with Days Road (but is an option less flexible in terms of the

two lots being redeveloped independently).

In either case a new channelised right turn lane (ie into the site or sites) can be developed to facilitate access

when a land division is effected. Safe future access locations have been identified by traffic engineers for both

scenarios which will provide for safe convenient access that meets best practice design standards.

3.3.4 Pedestrian and Cyclist Networks

There are made footpaths each side of the Days Road carriageway. There is a pedestrian activated signalled

crossing adjacent the north-west boundary of the Area Affected. This is signed as “WALK TIME EXTENDED” to

specifically accommodate disabled persons.

The pedestrian network connects a small number of local shops (takeaway food) on the corner of Oban St and

Days Rd (west side) and restaurant and bar associated with the Regency Golf Course which are approximately

150m and 200m walking distance respectively from the north-west boundary of the Area Affected.

A pedestrian path has been developed adjacent the northern edge of the subject land which provides a

connection for pedestrians between Days Road and South Road, along the northern edge of Regency Oval. This

path extends to the pedestrian actuated crossing which facilitates crossing movements across Days Road near

the northern end of the subject area.

There is a designated on-road cycle lane on both sides of Days Road.

The above attributes are highly desirable in identifying appropriate locations for medium density residential

development.

The MFY report identifies the benefit of providing strong linkages for pedestrians and cyclists between the Area

Affected and the adjacent facilities, including the existing skate park to the north and an existing path to the

northern edge of the Area Affected that extends west to a pedestrian actuated crossing on Days Road and also

east providing a connection to South Road. The recommendation for a future east-west link and a north-south

connection through the Area Affected is included in the Desired Character statement for the proposed zone.

3.3.4 Public Transport

Days Road is a bus route with Stops 32 and 33 located along the frontage of the subject area. The stops service

bus route 239 which provides a connection to the Arndale Interchange and the Islington Train Station.

3.3.5 Conclusions

The analysis determined that a residential subdivision could be readily developed in stages in the event the

existing facilities were to remain for different periods of time. The traffic volume and distribution will not be

expected to alter as a result of a future residential development on the site.



16

The area is suitably connected to the bicycle lanes and a pedestrian activated crossing on Days Road, with

pedestrian footpaths on both sides of the road, connected to a pathway to the north of the area between Days

Road and South Road.

The above attributes indicate the area can readily support new residential development, without the need for

potential traffic impact mitigation measures either locally nor on the greater road network and major

intersections in the wider locality.

The retention of two access locations will provide for the flexibility of developing the land in stages. In any land

division design consideration can be given to:

further supplementing the pedestrian linkages throughout the adjacent recreation areas and facilitate

access to bus stops and other adjacent facilities

providing direct connections at the proposed intersection(s) on Days Road to facilitate safe access to

the bicycle lanes.

There is sufficient development assessment policy under the headings Land Division and Transportation and

Access in the Council’s Development Plan to guide the design and layout of a land division with appropriate

regards to road design and access. On this basis a Concept Plan for the Area Affected is not envisaged. It is also

noted that the pending conversion of the Development Plan to the Planning and Design Code may not reproduce

Concept Plans, hence a new plan may be obsolete after the transition to the Code.

The traffic engineer’s recommendations to provide pedestrian and cycle connections north-south and east-west

within the area affected to adjacent sport grounds and recreations facilities is to be adopted in the Desired

Character statement for the affected area.

3.4 Site History Assessment

A Preliminary Environmental Site History, Soil and Groundwater Assessment was commissioned for the Area

Affected. The aim was to assess the potential for gross or widespread soil and groundwater contamination to

exist as a result of current or previous uses of the allotments (the ‘site’) and whether there are potential soil or

groundwater aspects or impacts that may present potential liabilities or constraints to the proposed rezoning for

future residential uses.

An assessment report has been received to inform the DPA investigations (A.M. Environmental Consulting Pty

Ltd, 1 August 2019) and key findings are summarised below.

3.4.1 Soil Assessment

Of the soil testing undertaken across the site, the laboratory results for each of the samples analysed for

chemicals of interest are below the adopted criteria, with the exception of some heavy metals. In the case of

heavy metals, present predominantly in shallow soils, the concentrations were acceptable in terms of human

health guidelines, namely the National Environment Protection (Assessment of Site Contamination) Measure,

December 1999 (as amended 2013), National Environment Protection Council, Australia (NEPM).

The one exception relates to individual lead concentrations, however the environmental consultant reported the

exceedance of environmental investigation levels is not considered material in terms of the proposed land use,



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given the highly modified urban nature of future development. The concentrations identified do not preclude

the proposed use envisaged by the rezoning.

Leachability testing on the individual soil samples with elevated concentrations, indicated the chemicals are not

readily mobile, and other testing results indicated the likelihood of volatile gases being present at the site is low

(measured at 0ppm).

The need to refine the extent of concentrations reported can be determined at the building demolition stage in

association any subsequent application for development, and the site can be made suitable for the proposed use

(ie soil validation samples to be retrieved from under the existing buildings once accessible will be in order to

confirm the suitability of soil in these individual locations that are not currently accessible).

3.4.2 Ground Water Assessment

Three groundwater wells were installed and assessed at the site.

Groundwater sampling and chemical testing for chemicals of interest was conducted to provide additional

information on site suitability. The report sets out how the samples were taken and stored, the form of chemical

analysis, the applicable guidelines and quality control measures adopted. Where some chemical presence was

detected (Fluoride, Zinc, 2.4-Dichlorophenol and Nitrate), it was determined not to be volatile, and only

exceeded guidelines for 2.4-Dichlorophenol relevant to aquaculture, potable and livestock use. The author

recommended that groundwater not be abstracted for use as part of any future development (Section 8 page

42).

The policy referred to in the Preliminary Environmental Site History, Soil and Groundwater Assessment has been

rescinded (SA EPA 2003 EPP criteria) and the concentration of this chemical detected in groundwater does not

exceed current drinking water criteria provided in the ASC NEPM and Australian Drinking Water Guidelines

(NHMRC, 2018).

Nevertheless, there is no expectation that ground water would be accessed for residential or any other use.

3.4.3 Conclusions re suitability of the Area Affected for residential zoning

Based on the results of the assessment, the environmental consultant reported that there are no material issues

which would preclude the proposed rezoning for future residential development on the site.

It is recommended that the soil validation samples be retrieved from under the existing buildings on the site

once accessible to confirm site suitability of soil in those areas to determine the need or otherwise for

remediation and or management measures. These works can be undertaken post approval of the DPA and in

association with a Development Application (ie post building demolition).

Noting the availability of mains water supply and the nature of the development (residential), it is not envisaged

that there is any likelihood of demand for groundwater use. In any case, there was no exceedance of current

drinking water criteria provided in the ASC NEPM and Australian Drinking Water Guidelines (NHMRC, 2018).

In summary, the report concludes that the site can be made suitable for the proposed use, and any further soil

investigations recommended under existing buildings can be undertaken as part of future site redevelopment

and do not limit the potential for the rezoning as proposed.



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3.5 Identification of Significant and Regulated Trees

The Area Affected has been surveyed by professionals in arboriculture Arborman Tree Solutions. The report

associated with each allotment in the Area Affected is provided as a supplement to the DPA.

The majority of the established landscaping surveyed is located around the boundaries of each of the two

allotments and also within pockets of landscaping in garden beds and parking areas associated with existing uses

on the site. The Survey identifies Regulated and Significant trees and other healthy trees worthy of retention,

based on a consistent ‘Tree Retention Rating’ system (Important, High, Moderate, Low).

An Important and High rating relates to trees that provide important environmental and/or aesthetic

contribution to the area and are in good overall condition, such that their protection is encouraged, regardless of

their ‘regulated‘ status under the Development Act 1993.

Trees with a Moderate rating are those that are suitable for retention in a future development, such that where

possible, design should consider Tree Protection Zone requirements. This rating does not discount the

opportunity to consider their removal, and in the case of Regulated or Significant Trees removal is assessed

against the provisions of the Development Plan.

Trees with a Low retention rating are those that do not warrant protection based on the identification of one or

more of the following characteristics:

(a) provide limited environmental / aesthetic benefits to the area

(b) are short-lived species

(c) represent a material risk to people or property

(d) identified as causing or threatening to cause substantial damage to a structure of value

(e) have a short ‘usual life expectancy’

(f) are young and easily replaced (less than five metres tall).

Trees that were surveyed for each allotment are identified on the plans on the following pages and the

assessment is summarised below.

3.5.1 Lot 100

A total of 120 trees were assessed of which 48 are regulated under the Development Act and the balance being

exempt species or in council road reserve. only.

Key findings of the tree assessment are:

(a) 31 trees are identified as council assets, outside the immediate boundaries of the allotment, and are

unlikely to be affected by future development, but should that occur, it will require approval from the

City of Port Adelaide Enfield.

(b) 1 Significant tree with a High retention rating is located adjacent the north-west corner of the allotment

(in the vicinity of sealed driveway on its northern side) and should be considered for retention.



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(c) 55 trees achieve a Low rating and do not warrant retention as part of future development (this includes

3 Significant trees and 8 Regulated trees that will require development approval if proposed for

removal, and 30 of the ‘council trees’ outside of the allotment boundaries).

(d) The balance of 64 trees achieve a moderate rating and include 12 Significant trees and 27 Regulated

trees. The arborist report concludes the moderate rated trees, including the Significant and Regulated

trees, are suitable for retention, however in the case of Significant and Regulated tree removal may be

approved if it can be demonstrated that they are restricting a reasonable and expected development

outcome.

The majority of the Moderate rated trees are adjacent the allotment boundaries, with some exceptions being

internal to the site adjacent existing built form and carparks. Although there are one or two isolated Moderate

rated trees, the majority are in a grouping of one or more trees with the same rating, or in close proximity to

allotment boundaries. This suggests the majority can be considered for retention within landscape buffers

(either within future development sites or incorporated in road reserves or amalgamated in open space

reserves) in the context of site planning. Removal of Low rated trees (if proposed) within the subject allotment

is not anticipated to adversely affect the overall amenity of the site.

3.5.2 Lot 101

A total of 162 trees were assessed of which 124 were unregulated under the Development Act. There are 8

Significant trees and 30 Regulated trees of which none were rated as Important or High. Of all the trees

assessed:

(a) 78 achieve a low rating and do not warrant retention as part of future development (this includes 3

Significant trees and 3 Regulated trees that will require approval for removal).

(b) The balance of 84 trees achieve a moderate rating and include 4 Significant trees and 25 Regulated

trees. The arborist report concludes the moderate rated trees, including the Significant and Regulated

trees, are suitable for retention, however in the case of Significant and Regulated trees removal may be

approved if it can be demonstrated that they are restricting a reasonable and expected development

outcome.

The majority of the Moderate rated trees are adjacent the Days Road allotment frontage and the southern and

eastern boundaries of the allotment. In the context of site planning, their location suggests the majority can be

considered for retention within landscape buffers (either within future development sites or incorporated in

road reserves or amalgamated in open space reserves) without unreasonably restricting the reasonable and

expected development outcome of the rezoning.

3.5.3 Conclusions

Approximately 31% of all trees surveyed in the Area Affected are regulated (ie either qualify as Regulated or

Significant trees under the Development Act) and the majority of all the trees surveyed (regulated and non-

regulated trees) are adjacent the existing allotment boundaries.

Removal of non-regulated trees, irrespective of the arborist’s low or moderate rating, is not development that

requires approval. In this context non-regulated trees can be removed now regardless of the rezoning

investigations and without a development application. The majority of Low rated non-regulated trees are

scattered throughout the two allotments and represent a lower number of trees than the total rated Moderate



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and High. Based on the arborist’s assessment, their retention is not warranted. The removal of Low rated non-

regulated trees, if subsequently proposed, is unlikely to materially impact the landscape character of the area.

The majority of the Moderate rated non-regulated trees are, like the identified Regulated trees, adjacent the

boundaries of the Area Affected. They can also be considered for retention where they are co-located with

Regulated trees adjacent allotment boundaries. The potential for retaining the Moderate rated non-regulated

trees can be considered in site planning at the development application stage having regard to the proposed

Desired Character statement for the proposed zone.

To encourage the retention of healthy regulated and non-regulated trees in future development proposals, it is

proposed to include a reference in a Desired Character statement identifying the existing landscaping with

particular emphasis on trees adjacent the proposed zone boundary, within the context of the Moderate or

higher rating of trees surveyed in the arborist’s report. The arborist’s report does not form part of the DPA itself,

and concept plans are unlikely to be carried forward in the pending introduction of the new Planning and Design

Code (refer Section 2.3). The Desired Character Statement can make reference to “a moderate or higher

retention rating, based on the advice of an arborist” or similar.

The Development Plan contains provisions for the assessment of development impact on Regulated and

Significant trees hence no additional objectives and principles are necessary as part of the DPA. The

Development Plan provisions provide for the removal of Regulated and Significant trees subject to assessment

against a range of criteria. The arborist’s findings are such that the Low rated Regulated trees do not warrant

retention in the context of a future development, but an application for removal will be required for assessment.

Moderate rated Regulated trees could be considered for removal in accordance with the Development Plan

provisions where is it can be demonstrated they restrict a reasonable and expected development outcome and

alternative design solutions are not available to retain them. As the majority of the Moderate rated Regulated

and Significant trees are adjacent allotment boundaries, it is anticipated that the majority can be considered for

retention in the planning of site development. The detailed assessment of potential development impact on

Regulated trees will be assessed against existing Development Plan General provisions and in the context of the

proposed Desired Character Statement.

Other potential development impact (if any) on trees that are Council assets will be considered by the relevant

authority at the development application stage.



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22



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3.6 Other factors informing appropriate zoning of the Area Affected

3.6.1 Interface with adjoining development

West / South-West

The SAPPL Air and Noise Emissions Overlay is applied to locations where it is desirable to protect noise and air

quality sensitive development (eg residential).

Both allotments in the Area Affected have approximately 100metres frontage to Days Road. Days Road is a

public transport (bus) route, but is not an arterial road.

The potential residential interface of the Area Affected with Days Road will be similar to the Westwood

residential area in the Residential Zone on the opposite (west) side of Days Road. Neither the Residential Zone

nor the corresponding Comprehensive Development Policy Area 55 include any area specific noise and air quality

provisions that apply to the assessment of new residential development.

Furthermore, the SAPPL Air and Noise Emissions Overlay is not applied to the Westwood residential area where

there is a frontage to Days Road.

Consistent with other parts of the Development Plan, and having regard to existing zoning and land uses, the

characteristics of the Area Affected and Days Road in particular, do not represent a road that warrants

assignment of the Air and Noise Emissions Overlay.

There is an existing Light Industry Zone to the south-west of the Area Affected (refer to Figure 2). Its zone

boundary (represented by the centre line of the intersection of Coker Street/Days Rd) is approximately 100

metres from the south-west corner of the Area Affected. The Light Industry Zone abuts the existing Residential

Zone (Comprehensive Policy Area 55) and there are no area specific provisions that apply to residential infill in

proximity to the light industrial area. There are no EPA Licensed Activities identified in that zone (refer Figure 3).



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FIGURE 2 SURROUNDING INDUSTRIAL LAND dated 4.06.19



25

FIGURE 3 EPA LICENSED ACTIVITIES dated 4.06.19



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Furthermore, under the General Section Industrial Development heading:

principle 6 does not support future development of new special industries in the Light Industry Zone

principle 7 discourages expansion and/or intensification of existing special industries unless its

demonstrated that it will “result in a significant net benefit in terms of amenity and/or ….environmental

impacts and/or the generation of renewable energy”.

Under the current zoning and Industrial Development provisions, future development in the Light Industry Zone

is unlikely to result in intensification of existing or potential new industries that would prevent development of

the Area Affected for residential purposes.

East

The existing public reserves in the Recreation Zone act as a buffer to the closest Primary Arterial Road (South

Road / North-South Motorway) which is greater than 200 metres from the eastern boundary of the Area

Affected. In this context the Air and Noise Emissions Overlay need not be applied to the eastern boundary of the

subject land.

On the eastern side of South Road / North-South Motorway, there is an Industry Zone (no additional policy area

provisions apply). Figure 3 illustrates locations of identified EPA licensed activities within a 1km radius of the

Area Affected. The allotment boundary of the closest EPA licensed activity (waste treatment and disposal) is

approximately 250m from the eastern boundary of the Area Affected. This site is closer to the boundary of an

existing Residential Zone compared to the Area Affected.

Other licensed activities are approximately 680m to the north-east and 280m to the south-east (non-coal/wood

fuel burning and other food production). These locations are closer to existing parts of the Residential Zone

compared to the Area Affected.

Under the General Section Industrial Development heading:

principle 6 does not support future development of new special industries in this part of Industry Zone

principle 7 discourages expansion and/or intensification of existing special industries unless its

demonstrated that it will “result in a significant net benefit in terms of amenity and/or ….environmental

impacts and/or the generation of renewable energy”.

Under the current zoning and Industrial Development provisions, future development in this part of the Industry

Zone is unlikely to result in intensification of existing or potential new special industries that would prevent

development of the Area Affected for residential purposes. Further consultation with the EPA will be

undertaken as part of government agency consultation on the draft DPA.

Regency Oval is to the east of the DPA Area Affected, adjacent to the Novita site at the southern half of the Area

Affected. Council’s Feasibility Study Redevelopment of Regency Park Oval (March 2019) identifies floodlighting

as a need to support existing uses. Although there is some existing lighting it is envisaged this will be removed

and replaced with sporting field lighting necessary for night time competitions and training if the existing

facilities are redeveloped. The Feasibility Study indicates a redeveloped facility is likely to be used for longer

periods (eg up until 10pm) hence there are potential noise and lighting impacts associated with the extended

recreational use (eg soccer). The report indicates the impact of any proposed Regency Oval redevelopment on



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neighbours will involve further consultation with Novita and Uniting SA Aged Care facility to determine any

adverse impacts on these existing uses.

Lighting for night use of facilities in the Recreation Zone will need to consider council wide interface policies

adjacent existing uses and desired uses in adjacent zones, hence the amendment does not need to include site

specific development assessment provisions. The management of light spill is guided by relevant Australian

Standards (AS) for outdoor lighting, and a relevant authority can condition outdoor lighting to accord with the

AS.

If the Area Affected is the subject of residential infill prior to the implementation of a Regency Oval

redevelopment, that that potentially light sensitive development in the proposed zone will also need to be

cognisant of the potential for new floodlighting. In this context additional text in the Desired Character

statement is proposed, in addition to new principle of development control in the proposed zone.

The existing General provisions under the heading “Interface between Land Uses’ also include development

assessment objective and principles to minimise adverse impact and conflict between lands uses in terms of

noise and light spill.

North

The Recreation Zone wraps around the northern boundary of the Area Affected. Its use is not a constraint to the

redevelopment of the Area Affected for housing.

This open space interface (as for the east) provides an opportunity to development housing that is orientated to

address the open space, without the need to provide new’ / extensive landscape buffers adjacent other land

(other than where taking advantage of existing landscaped areas within the Area Affected to define/create open

space). The proposed additional principle of development control can be applied in the context of the interface

to the north if subsequently applicable at the time of future development.

South

The Regency Campus of TAFE SA and other similar education uses are located immediately south of the Area

Affected, through to Regency Road. These uses are in the Residential Zone and the applicable Residential East

Policy Area 64 makes no special provision for the existing uses. This part of the Residential Zone is closer to the

established Light Industry Zone on the western side of Days Road. Most of the individual uses are not likely to be

perceived as “small scale non-residential uses” envisaged in the Residential Zone, but could nevertheless

continue to operate and or be adapted for other non-residential uses. Changes in use that could result in

incompatible development are generally non-complying in this Residential Zone (eg industry, road transport

terminal) hence the area to the immediate south of the Area Affected is unlikely to be a location for higher

intensity industry / non-residential uses under the current zoning.

Any future development in the Area Affected adjacent the interface of the Residential Zone to the south can be

assessed against the existing General Interface between Land Uses provisions in terms of design or buffer

requirements to minimise impacts from existing uses at that time.

There are also Zone Interface provisions in the General Section under the module heading Medium and High Rise

Development (3 or more storeys) which is primarily concerned with allowing sufficient area (setback) from new

buildings of 3 or more storeys from zone boundary and related deep soil planting zones allowing for screening

through medium to large canopy trees.



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3.6.2 Location and capacity of social infrastructure

A Social Infrastructure Assessment (URPS, May 2019) reviewed a study area of approximately 2.5km radius

around the Area Affected. Examples of social infrastructure typically include health, education, public housing,

civic and utility functions, transport, corrections and justice. This report is provided as a supplement to this DPA.

The Report identified the Area Affected as in a region experiencing an annual percentage population change

among one of the highest in Metropolitan Adelaide. Of the community assets identified across 10 categories

(refer to Figure 4), it is concluded in that Report that the proposed development of the Area Affected for

residential purposes is unlikely to present particular capacity issues on local infrastructure.

Nevertheless, subject to the residential zoning module adopted, there will be an opportunity for local scale non-

residential facilities as existing residential zones include a list of envisaged non-residential uses. For example, in

the existing Suburban Neighbourhood Zone envisaged uses in principle 1 in the form of ‘social infrastructure’

and other non-residential uses include:

community centre consulting room educational establishment entertainment venue hall hospital indoor recreation centre office pre-school primary school recreation area restaurant shop or group of shops (other than bulky goods retailing or retail showrooms) training centre

By reference to Suburban Neighbourhood Zone principle 5, non-residential development is contemplated

outside of an identified ‘activity centre’ (ie if not designated / identified on a concept plan) where they:

(a) comprise small scale uses that serve the local community

(b) are of a nature and scale consistent with the character of the locality

(c) do not compromise the capacity to achieve coordinated activity centre development

(d) do not detrimentally impact on the amenity of nearby residents

Having regard to all the above, the Suburban Neighbourhood Zone envisages a sufficient range of land uses that

are consistent with the vision for the Area Affected. The Area Affected will therefore not need to be identified

as a separate policy area or include a designated ‘activity centre’ if the Suburban Neighbourhood Zone is

adopted.

3.6.3 Location and capacity of public open space

Local Reserves in the locality include ‘neighbourhood’ scale reserves such as the public Regency golf course

(council owned) immediately north and east of the area affected (Refer to Figure 5). Regency Oval also abuts the



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Area Affected boundary to the east. There are some formal/informal pedestrian connections to these facilities

from the Area Affected. Section 3.6.1 includes discussion on future opportunities for the redevelopment of

Regency Oval and matters that the DPA will address in terms of managing potential impacts associated with

night use.

Other areas of local open space in established residential suburbs west of the Area Affected primarily serve their

immediate residential localities within the suburb of Ferryden Park. The largest in this area west of Days Road is

Ferryden Park Reserve approximately 400metres walking distance.

All the above are identified in the Development Plan as Local Reserves on Location Map PAdE/29.

Immediately opposite the Area Affected in the Westwood development there are additional areas of local open

space including one adjacent the pedestrian lights, opposite the north-west corner of the Area Affected, near the

vehicle entry to the Regency Golf Course.

The general locality is therefore reasonably well served by a range of public open space, an attribute relevant to

identifying suitable locations for medium density residential development (eg typically an average net residential

density in the order of 45 to 70 dwellings per hectare).

Given the close proximity to established areas of public open space, it is unlikely that the Area Affected would

require more than the standard 12.5% (ie up to 1 hectare of a total of 8 hectares). From the centre point of the

Area Affected, it is a walkable distance north and south (200m in each direction) and east-west (100m in each

direction). Compliance with the Development Act open space contribution provisions can be collaboratively

undertaken with Council at a future development application stage, once the ultimate design/development is

understood.

Council’s Open Space Plan 2013 will guide the planning and provision of open space in new development,

particularly in the planning and design of the initial land division stage. The Background Report to the 2013

Open Space Plan concludes the City of Port Adelaide Enfield has a good provision of recreation parks including

larger regional and district levels parks and good sized neighbourhood parks.

The opportunities and/or intended function(s) of new public open space will have regard to the principles and

actions of the ‘Open Space Guidelines 2013’ developed as part of the Council’s Open Space Plan 2013. It aims to

assist both Council and developers to achieve quality open space. The Guidelines relate to open space provision,

planning and design, hierarchy and management. Noting the close proximity of the Area Affected to larger

established regional public recreation areas and sport facilities (eg Regency Oval site is approximately 4.7ha plus

the greater area of the Regency Park Reserve), the provision of primary local open space within the Area

Affected is anticipated to be consistent with the Hierarchy Framework in the Guidelines. Assessment against the

Guidelines will also include consideration of connections to established open space and facilities, potential

stormwater functions and the quality (including biodiversity and habitat value) of open space serving the new

development.

Furthermore, the General section ‘Open Space and Recreation’ provisions will guide the assessment of a

development application for land division that will comprise area(s) set aside for open space at the

neighbourhood/local level.



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FIGURE 4 SOCIAL INFRASTRUCTURE dated 4.06.19



31

FIGURE 5 SURROUNDING PUBLIC OPEN SPACE dated 4.06.19



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3.7 Investigations undertaken to inform this DPA

In accordance with the Statement of Intent for this DPA the following investigations have been undertaken to

inform this DPA:

1. Determination of the most appropriate zoning for the Area Affected (likely to be one of the following modules from the South Australian Planning Policy Library (SAPPL): Suburban Neighbourhood Zone or Mixed Use Zone).

The Mixed Use Zone envisages a more limited range of dwelling types and a broader range of non-residential

compared to the Suburban Neighbourhood Zone. The conclusions arising from the initial investigations

summarised in the previous section are that there is a significant opportunity for the land to be rezoned with an

emphasis on residential and/or mixed-use purposes of a local scale. Given the relatively modest area of the

proposed rezoning, the potential additional housing development will not generate significant demand for new

convenience/retail shopping nor is a broad range of non-residential uses such as light industry, service trade

premises, warehouse or other similar non-residential uses envisaged for the Area Affected as these are

accommodated in the Light Industry Zone to the south-west.

3.7.1 Proposed Zoning

The Suburban Neighbourhood Zone in the Port Adelaide Enfield Development Plan (derived from the SAPPL)

provides relevant objectives and principles to guide the development of the Area Affected including objectives

and principles guiding the desired:

range of dwelling density

variety of dwelling types

envisaged land uses

effective and economic provision of public infrastructure and community services

sustainable development outcomes

sensitive development designed to protect future residential amenity and the operation of existing lawful uses.

The Suburban Neighbourhood Zone therefore better meets strategic directions and likely future development

demands and needs associated with delivering new urban form envisaged in The 30-Year Plan for Greater

Adelaide compared to the current Community Zone.

The DPA can therefore introduce area specific amendments that relate to the Regency Park component of the

Suburban Neighbourhood Zone, particularly in the Desired Character Statement to address:

Objective 8 “Development that contributes to the desired character of the zone.”

Principle 8 “Development be consistent with the desired character of the zone.”

The Desired Character statement need only insert statements via the DPA that address matters unique to the

Regency Park Area. Based on the investigations and understanding of the development intent, the topics for

emphasis are:



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opportunities for all housing types, and potential expansion of aged care housing and allied community

services and limited range of non-residential uses (refer Attachments A, B and C)

development, including new internal roads, minimising impact on the established landscape setting

(refer Attachments A, D and E)

future internal movement network and connectivity to Days Road and adjacent public open space

(refer Attachment D)

3.7.2 Related General Section policy modules

Other General modules from the SAPPL that are included in the Port Adelaide Enfield Development Plan provide

sufficient guidance for the assessment of residential development in the Area Affected. The key relevant

Modules that apply to the assessment of development (regardless of zoning) of the type envisaged in the Area

Affected include:

Interface between Land Uses Land Division Medium and High Rise Development (3 or more storeys) Open Space and Recreation Residential Development Regulated Tree Significant Trees Supported accommodation and Housing for Seniors Transportation and Access

No further amendment of the General Section of the Port Adelaide Enfield Development Plan in required as part

of the DPA.



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4. Recommended Policy Changes

Following is a list of the recommended policy changes based on the investigations of this DPA:

▪ rezone the Area Affected as Suburban Neighbourhood Zone and amend Map 29 and relevant Map

Reference table accordingly (delete Map 29 reference from Community Zone)

▪ insert text relevant to Regency Park (the Area Affected) in the Desired Character statement of the Suburban

Neighbourhood Zone in the existing format under subheadings Housing, Activity Centres and Non-

Residential Uses, Access and Open Space

▪ amend Suburban Neighbourhood Zone principle 5 relating to non-residential development to include a new

part (f) specifically referring to non-residential uses within a retirement living development in Regency Park

(existing parts (a)-(d) will also apply to the whole of Regency Park)

▪ amend Suburban Neighbourhood Zone principle 16 to include part (f) such that vehicle parking rates in

Table PAdE/10 – Off-street Vehicle Parking Requirements for the Suburban Neighbourhood Zone apply to

Regency Park specifically referring to retirement living



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5. Consistency with the Residential Code

The Residential Development Code was introduced in 2009 to make simpler, faster and cheaper planning and

building approvals for home construction and renovation.

The DPA introduces a residential zoning in the form of the Suburban Neighbourhood Zone over the Area

Affected – outlined in red below. Minimum site area and minimum frontage widths will apply for a range of

dwelling types, including detached dwellings and semi-detached dwellings.

EXTRACT Residential Code Map PAdE/32



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Other parts of the existing Suburban Neighbourhood Zone and land immediately to the west (eg Westwood) and

south of the Area Affected are within a Residential Full Code Area.

It is therefore a ‘new’ area in which the Residential Code (in the context of Development Regulations Schedule 4

Complying development, clause 2 B—New dwellings) can apply in the Port Adelaide Enfield Council. The Area

Affected by the proposed zone can therefore be gazetted as a residential code area by amending current

Residential Code Map PAdE/32. In that case detached dwellings and semi-detached dwellings can be Code

assessed as complying, subject to conditions relating to minimum site areas and frontage widths eg:

Detached dwelling – minimum site area 200m2 / frontage 8m (except where constructed boundary to

boundary)

Detached dwelling constructed boundary to boundary – minimum site area 100m2 / no minimum

frontage

Semi-detached - minimum site area 150m2 / frontage 4.8m.

‘Residential Code’ complying forms of development do not extend to group dwellings, row dwelling or

residential flat buildings that are also envisaged in the residential provisions introduced for the Area Affected

identified in this DPA. Under the current Development Plan, these dwelling types will be assessed on their

merits (neither complying nor non-complying).

There is no assumption that all new residential development would be applied for as Code complying detached

and semi-detached dwellings. As with other residential zones where the current Residential Code applies, it is

generally observed that new infill is comprised of a mix of dwelling types and allotment sizes, responding to

varying market demand. In the event the residential yield proposed exceeded the DPA investigation’s estimates

of residential yield, further justification at the land division stage may be required, in particular infrastructure

capacity constraints and opportunities.

6. Statement of Statutory Compliance

Section 25 of the Development Act 1993 prescribes that the DPA must assess the extent to which the proposed

amendment:

accords with the Planning Strategy

accords with the Statement of Intent

accords with other parts of council’s Development Plan

complements the policies in Development Plans for adjoining areas

accords with relevant infrastructure planning

satisfies the requirements prescribed by the Development Regulations 2008.

6.1 Accords with the Planning Strategy

Relevant strategies from the Planning Strategy are summarised in the Appendices of this document. This DPA is

consistent with the direction of the Planning Strategy.



37

6.2 Accords with the Statement of Intent

The DPA has been prepared in accordance with the Statement of Intent agreed to on 21st August 2019. In

particular, the proposed investigations outlined in the Statement of Intent have been addressed in Section 4 of

this document.

6.3 Accords with other parts of the Development Plan

The policies proposed in this DPA are consistent with the format, content and structure of the Port Adelaide

Enfield Council Development Plan.

For instance, the existing Suburban Neighbourhood Zone, as derived from the SAPPL, has been determined as

the most suitable for the Area Affected and the amendment instructions and policy structure are drafted

accordingly.

The Suburban Neighbourhood Zones applying across Port Adelaide Enfield Council all have a net density around

35 or even slightly higher dwellings per hectare. Most notably Westwood to the direct west of the DPA site has a

density between 35 and 38. This density of residential development is also seen in the core areas of Lightsview,

Northgate and Northfield developments. The proposed policy approach is therefore consistent with other areas

identified and or redeveloped as part of urban renewal projects in the Port Adelaide Enfield Council area.

6.4 Complements the Policies in the Development Plans for Adjoining Areas

The proposed Suburban Neighbourhood Zone intended for the Area Affected is consistent with the SAPPL

module and existing local additions. The provisions apply to land where an increase in a range of residential

types and densities is envisaged for redevelopment of underutilised land. This is a module that has been

adopted for land with similar characteristics and development opportunities in the Metropolitan Area.

In any case, the Area Affected is well inside the council boundaries. The closest neighbouring local government

area boundary is Charles Sturt Council, approximately 900metres to the south-west of the Area Affected. The

nearest land in the Charles Sturt Council area (partly in a Residential Code applicable area west of Hanson Road)

is buffered from the DPA Area Affected by the suburb of Ferryden Park.

Accordingly, the policies proposed in this DPA will not affect and will complement the policies of Development

Plans for adjoining areas.

6.5 Accords with Relevant Infrastructure Planning

This DPA investigations include a review of existing service infrastructure provision to the Area Affected. A

future medium density residential development is able to be appropriately serviced or augmented where

necessary through the course of land division and development. Council’s infrastructure planning for the Council

area is not impacted by this DPA.

6.6 Satisfies the requirements Prescribed by the Regulations

The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12) associated with

this DPA will be met.



38


South Australian Planning Policy Library Version 6 (September 2011)

Preliminary Tree Assessment – Novita Children’s Services 171 Days Road, Regency Park, Arborman Tree Solutions, 8 May 2019 (applies to all of Lot 101)

Preliminary Tree Assessment – 181-193 Days Road, Regency Park, Arborman Tree Solutions, 30 May 2019 (applies to all of Lot 100)

Social Infrastructure Report 165-179 and 181-193 Days Road, Regency Park, Supplement to Development Plan Amendment Report, URPS May 2019

Traffic Investigation - Development Plan Amendment: Rezoning of 165-175 and 181-193 Days Road, Regency Park, MFY Pty Ltd, June 2019

Infrastructure and Services Report Allotments 100 and 101 Days Road, Regency Park - Development Plan Amendment: Rezoning of 165-175 and 181-193 Days Road, Regency Park Revision C September 2019, Greenhill

Preliminary Environmental Site History, Soil and Groundwater Assessment, Development Plan Amendment: Rezoning of 165-175 and 181-193 Days Road, Regency Park SA for Residential Development, AM Environmental Consulting Pty Ltd, 1 August 2019

Port Adelaide Enfield Council Open Space Plan Background Report, 2013 and Open Space Guidelines, 2013

Redevelopment of Regency Park Oval Feasibility Study, Port Adelaide Enfield Council Development Plan, 6 March 2019

Port Adelaide Enfield Council Development Plan, 6 February 2018

Charles Sturt Council Development Plan, 13 September 2018


Schedule 4a Certificate

39

Schedule 4a Certificate


Appendices

40

Appendices

Appendix A - Assessment of the Planning Strategy


Appendices Appendix A - Assessment of the Planning Strategy

41

Appendix A - Assessment of the Planning Strategy

30 Year Plan for Greater Adelaide (2017 update)

DPA Response

Transit Corridors, growth areas and activity areas

Policies

1 Deliver a more compact urban form by locating the majority of Greater Adelaide’s urban growth within existing built-up areas by increasing density at strategic locations close to public transport (Map 2.)

The Area Affected is an urban infill site that enjoys reasonable access to public transport. A bus route along Days Road provides half hourly services at peak times and hourly during non-peak, with services along Regency Road (a Go Zone) being more frequent (although access to this latter route also involves a walking distance in excess of 500 metres).

2 Increase residential and mixed use development

in the walking catchment of: ▪ Strategic activity centres * ▪ Appropriate transit corridors

▪ Strategic railway stations

* In Inner and Middle Metropolitan Adelaide this could include all activity centres well serviced by frequent public transport

Both bus routes provide access to Arndale Shopping Centre, a District Activity Centre located some 2 km by road to the west of the Area Affected.

3 Increase average gross densities of development within activity centres and transit corridor catchments from 15 to 25 dwellings per hectare to 35 dwellings per hectare.

The Suburban Neighbourhood Zone proposed encourages residential development at a range of densities and an average net residential density in the order of 45 to 70 dwellings per hectare.

4 Ensure that the bulk of new residential development in Greater Adelaide is low to medium rise

Low to medium rise development encompasses buildings of between one to six storeys in height. Suburban Neighbourhood Zone policies support building heights within this range, but generally limited to 3 storeys or less in areas other than Northgate.

10 Allow for low-impact employment activities in residential areas, such as small-scale shops, offices and restaurants, where interface issues can be appropriately managed.

Suburban Neighbourhood Zone policies support these activities outside of designated centres, provided they comprise small scale uses that serve the local community

26 Develop and promote a distinctive and innovative range of building typologies for residential housing which responds to metropolitan Adelaide’s changing housing needs, reflects its character and climate, and provides a diversity of price points.

Suburban Neighbourhood Zone policies support these aims.

28 Promote permeable, safe, attractive, accessible and connected movement networks (streets, paths, trails and greenways) in new growth areas and infill redevelopment areas that incorporate green infrastructure.

While a detailed design matter, the redevelopment of the Area

Affected will enable this Policy to be achieved.



42


DPA Response

29 Encourage development that positively contributes to the public realm by ensuring compatibility with its surrounding context and provides active interfaces with streets and public open spaces.

While a detailed design matter, the redevelopment of the Area

Affected will enable this Policy to be achieved.

Housing mix, affordability and competitiveness

Policies

36 Increase housing supply near jobs, services and public transport to improve affordability and provide opportunities for people to reduce their transport costs.

As an urban infill site, its redevelopment for residential use in

proximity to public transport will enable this Policy to be

achieved.

37 Facilitate a diverse range of housing types and tenures (including affordable housing) through increased policy flexibility in residential and mixed-use areas……

The DPA will facilitate the potential for diversity of dwelling types envisaged in the Suburban Neighbourhood Zone and the potential for Affordable Housing in the zone.

45 Promote affordable housing in well located areas close to public transport and which offers a housing mix (type and tenure) and quality built form that is well integrated into the community.

The DPA applies the provisions related to Affordable Housing (as defined). The DPA identifies the Area Affected in the Overlay Map PAdE/29 Affordable Housing and is therefore envisaged as a consequence of the rezoning. There are Affordable Housing Overlay provisions that will apply and no specific amendment to the zone provisions is necessary.

46 Ensure an adequate land supply is available to accommodate housing and employment growth over the longer term (at least a 15 year supply).

The proposed rezoning to Suburban Neighbourhood Zone will assist by providing an additional 8 hectares for housing development (over time).

47 Plan future suburbs and regenerate and renew

existing ones to be healthy neighbourhoods that

include:

> diverse housing options that support

affordability

> access to local shops, community services

and facilities

> safe cycling and pedestrian-friendly streets

that are tree-lined for comfort and amenity

> diverse areas of quality public open space

(including local parks, community gardens

and playgrounds)

> sporting and recreation facilities

> walkable connections to public transport

and community infrastructure.

The redevelopment of the Area Affected will enable key aims of

this Policy to be achieved. In addition, the area is already well

serviced with open space provided through the Regency Park Golf

Course, Regency Oval and community playground/skatepark

adjacent the northern boundary of the site.



43


DPA Response

Transport

Policies

80 Reduce car parking requirements in mixed-use areas near high frequency public transit services to encourage the use of alternative transport modes.

The DPA will apply off-street car parking requirements under Table PAdE/5.

The above Table PAdE/5 rates of provisions are greater than those identified in Table PAdE/10 which assigns reduced parking rates in the Northgate area the Suburban

Neighbourhood Zone to all forms of residential development (and non-residential). Northgate, for example, is adjacent high frequency public transport corridors and, unlike Regency Park, includes opportunities for a Neighbourhood Activity Centre in that part of the zone.

Open Space, Sport and Recreation

Policies

99 Ensure quality open space is within walking

distance of all neighbourhoods to:

> provide linkages to encourage walking

and cycling to local activities, local

activity centres and regional centres

The Area Affected is located adjacent to the Regency Park Golf

Course and Regency Oval – internal walking and cycling linkages

can be provided to these facilities.

Climate change

Policies

105 Deliver a more compact urban form… The delivery of a compact urban form continues to be an objective of the DPA and the variations across the policy areas within the Suburban Neighbourhood Zone.

107 Increase the proportion of low-rise, medium-

density apartments and attached dwellings to support carbon-efficient living

This form of development is envisaged in the Suburban

Neighbourhood Zone.

Targets

Target 1.1: 85% of all new housing in metropolitan Adelaide will be built in established urban areas by 2045

The DPA supports the infill development targets of the 30-Year Plan (2017 update).

Target 2: 60% of all new housing in metropolitan Adelaide is built within close proximity to current

Although Days Road is not a GoZone for buses, it accommodates routes that connect the area to District Activity Centres and are



44


DPA Response

and proposed fixed line (rail/tram/O-Bahn) and high frequency bus routes by 2045

frequent (every half hour) in peak times. The rezoning will not impact on the rezoning of other suitable land in close proximity to high frequency bus routes in accordance with this target.

Target 4: Increase the percentage of residents living in walkable neighbourhoods in Inner, Middle and outer Metropolitan Adelaide by 25% by 204

The DPA supports the increase in resident population within reasonable walking distance to a primary school, bus services, local shops and public open space.

Although the entire Area Affected will not strictly satisfy the walkable neighbourhood criteria (and therefore not contribute to the target in the way it is measured), parts of it are close to achieving 3 out of 4. This positive locational advantage should be balanced with other DPA objectives seeking to ensure good building design and urban design outcomes in new residential development in the Middle Metro area.

Target 5: Urban green cover is increased by 20% in metropolitan Adelaide by 2045.

The DPA includes references to retaining Regulated and Significant trees and healthy vegetation in the development of public open space and/or retained as garden areas or within road reserves.

Target 6: Increase housing choice by 25% to meet changing household needs in Greater Adelaide by 2045

The DPA supports an increase in housing choice and housing diversity. The current DPA will ensure that such choice and diversity can continue to be delivered within the Council’s residential areas.


Appendices

45

1


Rezoning of 165-179 and 181-193 Days Road,

Regency Park for Residential Development

The Amendment

For Consultation


Amendment Instructions Table

2


Name of Local Government Area:

City of Port Adelaide Enfield

Name of Development Plan


Name of DPA:


The following amendment instructions (at the time of drafting) relate to the Council Development Plan

consolidated on 6 February 2018.

Where amendments to this Development Plan have been authorised after the aforementioned consolidation

date, consequential changes to the following amendment instructions will be made as necessary to give effect

to this amendment.

Am

en

dm

en

t In

stru

ctio

n N

um

be

r Method of

Change

Amend

Replace

Delete

Insert

Detail what in the Development Plan is to be amended, replaced,

deleted or inserted.

If applicable, detail what material is to be inserted and where. Use

attachments for large bodies of material.

Is

Re

nu

mb

eri

ng

req

uir

ed

(Y

/N) Subsequent

Policy cross-

references

requiring

update

(Y/N) if yes

please specify.

COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations contained in the text)

Amendments required (Yes/No): No

General Section

- - - - -

ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text)

Amendments required (Yes/No): Yes

Community Zone

- - No amendment required (only in map reference table-refer amendment instruction 8)

- -

Suburban Neighbourhood Zone

1. Insert Desired Character Statement - insert the contents of Attachment A immediately above the section heading Form and Character

No No



3

2. Insert Desired Character Statement - insert the contents of Attachment B as the last paragraph under the section heading Housing

No No

3. Insert Desired Character Statement - insert the contents of Attachment C in the section on Activity Centres and Non-Residential Uses immediately above the sub-heading Access

No No

4. Insert Desired Character Statement - insert the contents of Attachment D as the last paragraph under the sub-heading Access

No No

5. Insert Desired Character Statement - insert the contents of Attachment E as the last paragraph under the sub-heading Open Space.

No No

6. Amend Desired Character Statement under Site Contamination –

Amend sub-heading “Site Contamination – Northfield” to

“Site Contamination – Northfield and Regency Park”

No No

7. Replace Principle of development control 5 with Attachment F No No

8. Insert New Principle of development – insert the contents of Attachment G

Yes No

MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps)

Amendments required (Yes/No): Yes

Map Reference Table

9. Amend Zone Maps Table – Community Zone – by deleting the reference to PAdE/29

10. Amend Zone Maps table under Suburban Neighbourhood Centre Zone – insert reference to PAdE/29

Map(s)

11. Replace The following maps with the corresponding Map in Attachment H

Council Index Map

Location Map PAdE/29

Overlay Map PAdE/29 Affordable Housing

Zone Map PAdE/29

No No


Attachment A

4

Attachment A (amendments to SNZ Desired Character)

The area of the zone within Regency Park represents a unique opportunity to facilitate residential development at low to medium densities within an attractive landscaped setting characterised by mature trees. All parts of the area are within reasonable walking distance of areas of established public open space to the north and east and public transport (bus) route on Days Road to the west. Housing will be the predominant form of development in the area, taking advantage of these locational attributes. Development of the two large sites may occur independently or simultaneously, and in either circumstance incorporate a layout that facilitates future integration through the provision of new pedestrian and cyclist connections between and within each site. In the foreseeable future, Uniting SA will continue to redevelop and expand its land for aged care, housing and allied community services and associated ancillary commercial functions.


Attachment A

5


Attachment B

6

Attachment B (amendments to SNZ Desired Character-Housing)

New development in Regency Park will provide a range of dwelling types including detached, semi-detached, row and group dwellings and residential flat buildings. New buildings and/or adaptive reuse of buildings for aged accommodation and retirement living and ancillary services are envisaged, where practical. Residential development in the zone at the interface with the Recreation Zone will have regard to the envisaged uses in the Recreation Zone and the potential for floodlighting accommodating night use of adjacent recreation and sport facilities.


Attachment B

7


Attachment C

8

Attachment C (amendments to SNZ Desired Character-Activity Centres and Non-Residential Development)

Non-Residential Uses - Regency Park Local retail uses will be primarily limited to cafés (or similar walk-in or dine-in facilities, but not 24-hour drive-through outlets) which may include outdoor seating and dining areas orientated to public open space that provides a high amenity setting and where it supports activation of public open space. Office and consulting rooms (health and community related services) are envisaged. Non-residential uses in new buildings (including mixed use buildings) are envisaged within reasonable proximity to Days Road to take advantage of visual exposure to passing traffic, where grouped together to share parking and access where practical. Non-residential uses in refurbished buildings, for exclusive non-residential use or mixed use, are envisaged where they are proposed to be appropriately connected with other parts of the area through publicly accessible movement corridors.


Attachment C

9


Attachment D

10

Attachment D (amendments to SNZ Desired Character-Access)

Access - Regency Park There will be no direct vehicular access to Days Road from individual allotments created through land division. Existing crossovers and entry driveways are preferred locations to be utilised as the main future public road intersections with Days Road, unless additional or relocated intersections or site access is appropriate and in accordance with traffic engineering advice related to a comprehensive whole of site redevelopment concept. New local no-through roads will have a more intimate feel and support walking and cycling with lower traffic volumes and speeds. Residential streets with a low traffic volume on the future internal road network are anticipated and conducive to shared use by cyclists. New public road connections with Days Road will include direct connections at the intersection(s) to facilitate safe access to the existing bicycle lanes. Pedestrian and cyclist links (east-west and north-south) are strongly encouraged to optimize connectivity to the existing footpath network, bus stops, and recreation and sport facilities in close proximity to the area. Where practical, the location and design of roads and extent of verge will have regard to the location of Regulated Trees within the road reserves.


Attachment D

11


Attachment E

12

Attachment E (amendments to SNZ Desired Character-Open Space)

Open Space - Regency Park Extensive areas of established high-quality landscaping contribute to the area’s highly valued landscape character and local amenity. The vegetated areas include non-regulated and Regulated trees and Significant trees and positively contribute to the existing and future public realm. In the context of achieving the objectives of the zone, streets will be well landscaped and pedestrian dominated with a high level of amenity enriched by a co-ordinated street, landscaping, street furniture and paving treatments. Street trees will provide shade as well as soften the built form. The existing mature trees that front Days Road and those located adjacent to the interface of the adjoining zones, make a positive contribution to the environmental landscape of the areas and should be retained where possible. Development impact on trees should consider appropriate setbacks from trees or tree friendly construction methodologies where practical. The provision of new reserve(s) for public open space will primarily serve the future development within the area, with provision for connections to existing regional public open space reserves, sports grounds and recreation facilities adjacent the zone boundary.


Attachment E

13


Attachment F

14

Attachment F (SNZ principle 5)

5 Non-residential development should be located within designated activity centres except where they:

(a) comprise small scale uses that serve the local community

(b) are of a nature and scale consistent with the character of the locality

(c) do not compromise the capacity to achieve coordinated activity centre development

(d) do not detrimentally impact on the amenity of nearby residents

(e) comprise the establishment of allied health services adjacent to the existing Hampstead Rehabilitation Centre or with frontage to Hampstead Road that complement and expand the existing health services provided

(f) are located within Regency Park, and achieve one or more of the following: (i) involves the adaptive reuse of existing buildings (where the resultant floor area and associated

activities are compatible with the local amenity and desired character) (ii) located within new mixed use developments such as retirement living apartment complexes (iii) sited close to Days Road (but without individual direct access to Days Road) and can

demonstrate a benefit from having a presence close to a major collector road.


Attachment F

15


Attachment G

16

Attachment G

** Light sensitive development in Regency Park should address the possible impact of outdoor lighting (existing and potential) in the adjoining Recreation Zone through one or more of the following:

(a) design and siting response such as consideration of residential building height/storeys

(b) orientation of windows/balconies to habitable rooms and bedrooms

(c) building setback from the zone boundary

(d) other measures to manage visual and amenity impact associated with light intrusion from existing

and future outdoor lighting envisaged in the Recreation Zone.


Attachment G

17


Attachment H

18

Attachment H Replacement Maps

Council Index Map

Location Map PAdE/29

Overlay Map PAdE/29 Affordable Housing

Zone Map PAdE/29

port adelaide enfield council...port adelaide enfield council rezoning of 165-179 and 181-193 days...

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